My mortgage broker requires my Dyffryn Ardudwy lawyer’ panel member for the Lloyds conveyancing panel. Can you suggest how I find this out. I have e-mailed my local Dyffryn Ardudwy office but they have not got back to me yet.

The sensible thing to do is ask for this information from your Dyffryn Ardudwy solicitor . Most Dyffryn Ardudwy law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

Is there a reason why leasehold purchase conveyancing in Dyffryn Ardudwy costs more?

In summary, leasehold conveyancing in Dyffryn Ardudwy and Gwynedd usually requires more work compared to freehold transactions. This includes lease investigation, liaising with the landlord about the service of appropriate notices, securing up-to-date service charge and management information, obtaining the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first entered into.

I am downsizing from our property in Dyffryn Ardudwy and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the buyers instructed a factory type conveyancing practice rather than a conveyancing solicitor in Dyffryn Ardudwy. We have lived in Dyffryn Ardudwy for many years we know that this is a non issue. Should we contact our local Authority to seek clarification that there is no issue.

It would appear that you have a conveyancing firm already. What do they say? 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 ailment)

I am purchasing my first flat in Dyffryn Ardudwy with a loan from Bank of Scotland. The developers would not reduce the amount so I negotiated 6k of extras instead. The house builders rep told me not reveal to my solicitor about this deal as it would adversely affect my loan with the lender. 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.

I need to instruct a conveyancing solicitor for leasehold conveyancing in Dyffryn Ardudwy. I have land on a site which seems to have the perfect solution If there is a chance to get all this stuff completed via phone that would be preferable. Should I be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?