Can you help? My Dolwyddelan conveyancer is informing me me that he is legally obliged toorder Dolwyddelan conveyancing searches becausethe firm are on the Nat Westconveyancing panel. Do I not have a choice here?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Dolwyddelan conveyancing searches.

In what way does my ID and proof of funds have anything to do with my conveyancing in Dolwyddelan? Is this really warranted?

You are right in the requirement set out by your lawyer has nothing to do with conveyancing in Dolwyddelan. Nowadays you can not proceed with any conveyancing process if you have not handing over proof of your identity. Ordinarily this takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of identification it needs to be both the paper part and photo card part, one is not acceptable without the other.

Evidence of your source of funds is necessary under Money Laundering Regulations. Don’t be offended when when this is requested of you as your conveyancer must have this information on record. Your Dolwyddelan conveyancing lawyer will need to see evidence of proof of funds prior to accepting any money from you into their client account and they may also ask further questions regarding the source of monies.

I am purchasing my first flat in Dolwyddelan benefiting from help to buy. The sellers would not reduce the amount so I negotiated £7000 of extras instead. The sale representative advised me not inform my lawyer about this side-deal as it may impact my loan with Halifax. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I opted to have a survey done on a property in Dolwyddelan prior to instructing solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some lenders may not issue a loan on such a house.

It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Dolwyddelan. Conveyancing may be slightly more expensive based on your lender's requirements.

We are 18 days into a freehold purchase having been recommend to a firm by the estate agent to carry out the conveyancing in Dolwyddelan. I am am starting to be frustrated with the quality of service. Could you you assist me in finding new lawyers?

A solicitor would have to be really bad in order to consider diss instructing them. Has your loan offer been sent? If so you need to advise them of the new contact details and have the loan are re-issued. Your new solicitor ideally should be on the lenders approved list to avoid added expenses and frustration. So that should be your first question of the new conveyancers. Our search tool can assist you in finding a lender approved lawyer for your conveyancing in Dolwyddelan