I am not in a position to travel far from Aberporth. What is the rationale as to why all Aberporth solicitors aren't included on all mortgage company panels?

Banks point to the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The removal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its conclusions included recommendations for mortgage companies to review their conveyancing panels, which kicked off a major policy change in the sector. This led to lenders pruning less reputable firms from their panel of approved solicitors .

We're in Aberporth, First timers purchasing with a mortgage (lender is Bank of Ireland , and our lawyer is on the Bank of Ireland conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Bank of Ireland conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

My wife and I own a terraced Edwardian house in Aberporth. Conveyancing lawyer acted for me and Aldermore. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the exact same property. Is it worth asking Aldermore to clarify?

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Aberporth and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing lawyer who carried out the work.

I am buying a new build house in Aberporth with the aid of help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not reveal to my lawyer about this deal as it could adversely affect my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Taking into account that I am about to part with over three hundred thousand on a house in Aberporth I would like to have a conversation with the conveyancer concerning theconveyancing prior to appointing the firm. Is this something that you can arrange?

We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer due to be carrying out your property ownership legalities in Aberporth.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The practices that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Aberporth should be the figure that you end up paying.