I am hoping to receive a offer of a home loan from Santander. I would like to employ the services of a Licensed Conveyancer in Aberaeron. Does the Santander Conveyancing panel exclude conveyancers regulated by the CLC?

The Santander approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

In what way does my ID and proof of funds have anything to do with my conveyancing in Aberaeron? Why is this being asked of me?

Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to verify the ID of the person or body they are dealing with prior to agreeing to accepting their conveyancing business. The Client Care letter that you are required to sign will no doubt confirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. If you are unwilling to supply identification documents, your lawyer would not be able to accept instructions from you.

I am close to exchanging contracts on the sale of our house in Aberaeron and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used a national conveyancing firm as opposed to a conveyancing solicitor in Aberaeron. Having lived in Aberaeron for 5 years we know of no issue. Do we get in touch with our local Authority to seek clarification need.

It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I'm purchasing my first flat in Aberaeron with a mortgage from Birmingham Midshires. The builders would not reduce the amount so I negotiated £7000 of additionals instead. The sale representative told me not disclose to my lawyer about the deal as it would put at risk my mortgage with the bank. Should I keep quiet?.

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.

Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.