I am due to complete on the purchase of a house in Morriston but as a consequence of wreckage from a small fire at the property I have was able negotiate recompense from the owner of £2k by way of a reduction in the price. This was going to be dealt with as part of a side agreement yet Barclays are not allowing this. Why were they notified?

The conveyancer being on a Barclays conveyancing panel is duty bound to disclose to Barclays of any changes to the sale price. If you prohibit your property lawyer to disclose the price change to Barclays then they would have to discontinue acting for you. In addition, Barclays and you would have to appoint a new conveyancer for your conveyancing in Morriston.

We are getting a further advance on our home loan from Bank of Ireland as we want to conduct renovations to our home in Morriston. Do we need to select a bricks and mortar Morriston solicitor on the Bank of Ireland conveyancing panel to deal with the legals?

Bank of Ireland don't usually require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland panel.

Completion of my remortgage has taken place for my property in Morriston. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Planning on purchasing a apartment in Morriston. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Morriston conveyancer is on the HSBC conveyancing panel.

Me and my brother purchased a terraced Georgian house in Morriston. Conveyancing solicitor represented me and Bank of Ireland. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Morriston and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing solicitor who carried out the work.

I'm buying a new build house in Morriston with a loan from The Royal Bank of Scotland. The builders would not move on the amount so I negotiated £7000 of extras instead. The house builders rep advised me not inform my solicitor about the extras as it would adversely affect my loan with the bank. Do I keep my lawyer in the dark?.

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.

Taking into account that I will soon part with £400,000 on a two bedroom apartment in Morriston I would like to talk to a conveyancer concerning thehome move prior to appointing the firm. Is this something that you can arrange?

We could not agree more - we would be happy to talk to you we do not take any clients on without you first talking to the lawyer who will be doing your property ownership legalities in Morriston.There is no ‘factory style conveyancing’ - each client is an important individual, not a file reference. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Morriston should be the amount on the final invoice that you are charged.