My financial adviser has asked me for my Adamsdown law firm’s panel member for the Nat West conveyancing panel. How do I discover this. I have tried my local Adamsdown branch but they don't know it.

You are best placed to get this information from your Adamsdown solicitor . They should have a central record lender panel numbers.

I am under pressure from the mortgagee in possession of a property in Adamsdown to exchange within four weeks. What can I do to speed up matters?

In the event that the seller is applying a tight deadline to exchange it is highly recommended that your conveyancer is familiar with the area as they will make use of local connections and knowledge. It is possible that they could have handled otherproperties in the same road. You would be best advised to use a Adamsdown conveyancing solicitor. Second, be sure that the lawyer is on the on the approved list for your mortgage company. It is understood that just under twenty per cent of Adamsdown conveyancing deals are delayed or derailed after discovering a buyer’s lawyer was not on their mortgage lender’s member panel. This can often result in the conveyancing being delayed by as much as 21 days. It is estimated that this issue affects approximately one hundred thousand home moves annually. Almost all Adamsdown conveyancing practices can not act for certain mortgage companies so do check at the outset.

I happen to be the single beneficiary of my late grandmother’s will and I have everything in my name alone, including the my former home in Adamsdown. The Adamsdown property was put into my name in August. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership may be considered the same way as if I'd bought the property in August. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view banks take of it, depend on the lender as this clause chiefly exists to pick up on subsales or the quick reselling of properties.

Planning on purchasing a flat in Adamsdown. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Adamsdown conveyancer is on the Clydesdale conveyancing panel.

I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Adamsdown solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Adamsdown surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I have been pointed in your direction by a number of property agents in Adamsdown to get a quote from a property lawyer using your seach tool. What’s the financial advantage for Estate Agents to promote your services rather than a competitor’s?

We don’t make any commission for pointing buyers and sellers in our direction. We thought it would be too underhand a fee because home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

We have AIP from The Royal Bank of Scotland who indicated that they will lend up to £300k. When do we need to appoint a practitioner for conveyancing? Adamsdown is where we plan to move to.

It would be wise to appoint a solicitor now so that the lawyer can open the file so they can conduct their AML checks etc. As and when you wish them to start work you will be asked for a deposit usually approximately £200. That would normally be after you have the loan offer from your bank and survey back, nevertheless if you want to expedite the process you can start sooner even though you may be risking some expense.