Me and my fiance are purchasing a leasehold flat in Gower. My property lawyer is not on the bank approved list. Can I still appoint my Gower conveyancing solicitor notwithstanding that they are not on the mortgage company panel of approved conveyancing solicitors?

Various options include

• Complete the purchase with your chosen Gower conveyancing practitioner but your bank will undoubtedly use a conveyancing practitioner from their approved panel. This will result in additional charges and potential frustration.
• Choose a new conveyancing practitioner to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
• Convince your conveyancing practitioner to seek to join the bank panel

All was ready to complete my purchase in Gower next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the mortgage company. What risks does the lender expect the insurance to cover?

All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These obligations are not specific to conveyancing in Gower.

We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would much rather instruct a specialised conveyancing solicitor in Gower?

Do check but the the likelihood is that give you one of their panel solicitors if you take up the "fee-free" deal. Contact the bank to determine if they allow a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Gower.

A relative pointed out to me me that in buying a property in Gower there may be various restrictions affecting the ability to carry out external alterations to a property. Is this right?

There are a number of properties in Gower which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Gower should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I happen to be the sole recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in Gower. The Gower property was put into my name in July. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship may be regarded the same way as though I had purchased the house in July. Do I have to wait 6 months to sell?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view lenders take of it, depend on the bank as this requirement principally exists to pick up on subsales or the wholesaling and assigning of property.

Is it the case that all Gower CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing panel?

A selection of banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

I have recentlybeen informed that Arc property Solicitors have been shut down. They carried out my conveyancing in Gower for a purchase of a leasehold apartment 10 months ago. How can I be sure that my home is in my name in the name of the previous owner?

The quickest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Gower conveyancing specialists.