We are buying a 3 bedroom flat in Lisvane with a mortgage. We wish to retain our Lisvane solicitor, but the bank says she’s not on their "panel". It seems we have no option but to use one of the mortgage company panel firms or retain our Lisvane conveyancing practitioner and pay for one of their panel ones to represent them. This feels very unfair; are we not able to require that the mortgage company use our Lisvane lawyer ?

Unfortunately,no. 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. A further alternative is for your Lisvane conveyancing solicitor to apply to be on the conveyancing panel.

We note that you have a search directory listing solicitors on the Co-operative conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Lisvane?

We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Lisvane.

This question may be naive but I am unexperienced as a 1st time purchaser of a ground floor flat in Lisvane. Do I receive the keys to the premises on completion from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in Lisvane?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you will be called to pick up the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.

A friend informed me that in buying a property in Lisvane there may be various restrictions preventing external changes to the property. Is this right?

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

We were going to get a OIP from Nationwide this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Lisvane solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Lisvane solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.

Over the last few months I have been searching for a flat up to £245,000 and found one close by in Lisvane I like with a park and station in the vicinity, however it only has 61 years on the lease. There is not much else in Lisvane in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a mortgage the remaining unexpired lease term will be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.

My work colleague mentioned that when selecting a conveyancing firm they need approved by your lender. It happens to be my first home move but I have an AIP with Virgin Money and I already have a local conveyancing lawyer in Lisvane lined up. Does Halifax require an approved conveyancer to be instructed? Does a list of approved solicitors even exist so I can appoint a conveyancing lawyer in Lisvane?

You should instruct a solicitor that is on the Halifax panel. Just ring your preferred Lisvane conveyancing lawyer to check if they are on the Halifax panel. If they are not approved you have a couple of alternatives open to you here:

• Complete the deal with your chosen Lisvane solicitor but Halifax will need to instruct a solicitor from their approved panel. The net impact is additional cost and probable interruption.
• Appoint a new property lawyer to act in the purchase, making sure they are on the Halifax conveyancing panel.
• Convince your property lawyer to seek to join the mortgage company panel.