My financial adviser requires my Garndolbenmaen law firm’s panel reference for the Lloyds conveyancing panel. What is the best way to find this out. I have tried my local Garndolbenmaen branch but they have not got back to me yet.

You are best placed to get this information from your Garndolbenmaen conveyancing practitioner . They retain a central record lender panel numbers.

Do the Building Society Association intend to launch a online directory to to identify firms on the Norwich and Peterborough Building Society conveyancing panel for instance in Garndolbenmaen?

We would not expect to be advised of any plans on the part of the BSA to promote such a register.

My friend advised me that where I am buying in Garndolbenmaen I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally quoted for as part of the standard Garndolbenmaen conveyancing searches. It is not a small report of about 40 pages, listing and setting out important information about Garndolbenmaen around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Garndolbenmaen Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Garndolbenmaen Education with maps and statistics, Local Amenities and other useful information concerning Garndolbenmaen.

I am purchasing a new build house in Garndolbenmaen with the aid of help to buy. The developers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not reveal to my solicitor about the deal as it would impact 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.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Garndolbenmaen is where the house is located. Is there any advice you can give?

Flying freeholds in Garndolbenmaen are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Garndolbenmaen you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Garndolbenmaen may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.