My financial adviser requires my Nefyn solicitor’s panel reference for the Nat West conveyancing panel. Can you suggest how I discover this. I have tried my local Nefyn branch but they have not got back to me yet.

The sensible thing to do is ask for this information from your Nefyn conveyancer . They should have a central record lender panel numbers.

I am need of leasehold conveyancing for a flat in a relatively new development (6 years built) in Nefyn. 95% of the appartments have already been sold. Is it strictly necessary to order neighbourhood searches for my conveyancing in Nefyn?

You are taking a significant risk in failing carrying out Nefyn conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would strongly advise in the strongest possible terms that your solicitor conducts them. Where time pressures and expenses are top of your concerns you should consider with your conveyancer about the options such as indemnity insurance available to you

I have been recommended a conveyancing solicitor in Nefyn. I need to find out whether they are on the Platform Home Loans Ltd approved list of lawyers. Can you help?

The first thing to do is call your lawyer and enquire if they are on the lender panel. Otherwise you should get in touch with Platform Home Loans Ltd who may be able to help.

My friend advised me that where I am purchasing in Nefyn I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

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

I'm buying my first flat in Nefyn with the aid of help to buy. The sellers would not budge the price so I negotiated 6k of fixtures and fittings instead. The estate agent told me not reveal to my lawyer about the deal as it could jeopardize my mortgage with HSBC Bank. Is this normal?.

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.