My wife and I are buying a 1 bedroom apartment in Bagillt with a mortgage. We wish to retain our Bagillt lawyer, but the mortgage company says he's not on their "panel". We have to appoint one of the lender panel solicitors or retain our Bagillt solicitor and pay for one of their panel lawyers to act for them. We feel that this is inequitable; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, 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 Bagillt conveyancing lawyer to apply to be on the conveyancing panel.

My wife and I are buying a new build duplex in Bagillt and my conveyancer is informing me that she is duty bound to the lender to reveal incentives from the developer. I am on a tight deadline to exchange contracts and I would rather not prolong the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I understand that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when acquiring a property in Bagillt? or I am told that there is a law dating back centuries that means some homeowners living in a parish church boundary may be liable to contribute towards repairs to the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Bagillt?

Unless a previous acquisition of the property completed post 12 October 2013 you could assume that conveyancing practitioners conducting conveyancing in Bagillt to remain encouraging a chancel search and or chancel repair liability policy.

My father has suggested that I appoint his conveyancers in Bagillt. Should I choose my own solicitor?

There are no two ways about it it’s preferable to find a conveyancing solicitor is to have referrals from friends or relatives who have used the solicitor you're considering.

I am about to exchange on the purchase a house in Bagillt but as a result of damage from the recent storms I have agreed reparation from the current proprietors of four thousand pounds taking the form of a deduction in the price. I had intended this to be addressed as part of the conveyancing process yet the mortgage company will not permit this. Should they have been involved?

The solicitor that is on the lender approved list is obliged to disclose to the lender of any changes to the sale amount. In the event that you did not allow your lawyer to report the reduction to your lender then they would need to discontinue acting for you and the bank.