We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would prefer to instruct a high street conveyancing solicitor in Newbridge?

You should check but the chances are that appoint one of their panel conveyancers if you accept the "fee-free" offer. Contact the mortgage company to see if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Newbridge.

My conveyancer has informed me that absentee landlord insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Newbridge?

The right level of absentee landlord indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and The Mortgage Works. Conveyancing practitioners as opposed to borrowers take out such insurances.

My wife and I have organised the release of further monies on our home loan from Yorkshire BS as we want to conduct alterations to our house in Newbridge. Are we obliged to select a nearby Newbridge solicitor on the Yorkshire BS conveyancing panel to handle the paperwork?

Yorkshire BS do not ordinarily appoint firms on 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 Yorkshire BS panel.

The formalities of my purchase has taken place for my property in Newbridge. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

Me and my brother have a 4 bedroom Georgian property in Newbridge. Conveyancing lawyer acted for me and Barclays . I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??

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 Newbridge and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing lawyer who conducted the work.

I am purchasing my first flat in Newbridge benefiting from help to buy. The sellers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not to tell my lawyer about the deal as it would put at risk my loan with the lender. 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.

As co-executor for the will of my uncle I am selling a property in Monmouth but live in Newbridge. My conveyancer (based 200 miles from mehas requested that I sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing solicitor in Newbridge who can witness and place their company stamp on the document?

strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are based in Newbridge