Our god-son is purchasing a house that has just been built in Criccieth with a home loan from Barclays. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Barclays conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Barclays conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

we are a couple who are buying a 2 bedroom apartment in Criccieth with a loan from Nationwide Building Society.We like our Criccieth conveyancing solicitor but Nationwide Building Society says she’s not listed on their "panel". We have to appoint a Nationwide Building Society panel solicitor or retain our preferred solicitor and pay for a Nationwide Building Society panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Nationwide Building Society use our lawyer?

Unfortunately,no. The home loan issued to you contains terms and conditions, a common one being that solicitors needs to be on the Nationwide Building Society approved list. in the past, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Nationwide Building Society

When it comes to lenders such as Lloyds, do Criccieth conveyancing practitioners have to pay a yearly amount to be on the list of approved solicitors?

We are not aware of any mortgage company fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I am purchasing a property in Criccieth. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Lloyds be concerned?

Given that you are obtaining a mortgage with Lloyds your lawyer must comply with the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and lawyers are required to report to Lloyds where a lease fails to comply with these specifications. The conditions relate to the installation of panels on properties countrywide and is not restricted to Criccieth.

I have today made my last payment due on my mortgage with Principality. I assume I don't need a Criccieth property lawyer on the Principality panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

I am looking to sell my property. My past conveyancers have shut. It would be helpful to have a recommendation of a conveyancing firm. Im based in Criccieth if that affects matters.

Please use our search tool to help you choose a solicitor for your conveyancing in Criccieth. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

I have noted on various online forums that when choosing a conveyancing lawyer they must be approved by your lender. I am novice purchaser but I have an offer in principle from Virgin Money and I already have a bricks and morter conveyancing solicitor in Criccieth on standby. Can Santander require an approved solicitor to be selected? If so, where do I find that list for my conveyancing in Criccieth?

You should instruct a solicitor that is on the Santander panel. Just ring your preferred Criccieth conveyancing solicitor to check if they are on the Santander panel. If they are not approved you have a couple of choices open to you here:

• Proceed with your existing Criccieth conveyancer but Santander will no doubt instruct a solicitor from their approved panel. This will result in additional cost and likely frustration.
• Get a fresh conveyancer to act in the purchase, obviously checking they are on the Santander conveyancing panel.
• Convince your property lawyer to apply to join the bank panel.