My financial adviser requires my Llanddulas lawyer’ panel reference for the Santander conveyancing panel. Can you suggest how I obtain this. I have e-mailed my local Llanddulas office but they have not got back to me yet.

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

It is is a decade since I purchased my property in Llanddulas. Conveyancing solicitors have now been instructed on the sale but I am unable to find the title deeds. Will this jeopardise the sale?

You need not be too concerned. Firstly there is a possibility that the deeds will be with the lender or they may be in the possession of the solicitor who handled the purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Llanddulas involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.

What can a local search reveal regarding the property I am purchasing in Llanddulas?

Llanddulas conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for example PSG The local search plays an important part in most Llanddulas conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search should supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.

I'm buying my first flat in Llanddulas with the aid of help to buy. The developers refused to reduce the amount so I negotiated 6k of extras instead. The property agent told me not reveal to my lawyer about the extras as it would impact my loan with Skipton Building Society. 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'm converting the mortgage on my current property to a BTL loan with Nationwide Building Society and I will use the ballance of the raised equity as a deposit on further property. The location we are looking at is Llanddulas. Will your solicitors be able to act for both sets of banks and tie in the conveyances?

Make use of our search tool on this site to check that the conveyancers are on the relevant lender panels. Assuming that they are the lawyer will be able to tie up the two conveyancing matters but you should talk with you conveyancer and make apparent your expectations and requirements.