My lawyer has discovered a defect with the lease for the property we are purchasing in Newport. The seller’s lawyers have suggested defective title insurance as a solution. We are happy with insurance and will cover the costs. Our lawyer says that he must ensure that the bank is happy with this solution. Are we the client or is the lender?

Even though you have a mortgage offer from the bank does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the lender are the client. The appropriate lender requirements have to be complied with.

I used Stirling Law a few years ago for my conveyancing in Newport. Now, I need my files but cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Newport of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am purchasing my first flat in Newport benefiting from help to buy. The sellers would not budge the price so I negotiated £7000 of extras instead. The sale representative suggested that I not inform my conveyancer about the deal as it could put at risk my mortgage with the bank. 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.

Given that I am about to part with over three hundred thousand on a property in Newport I would like to talk to a conveyancer regarding thehouse move ahead of appointing the firm. Can this be arranged?

This is something that we encourage - we would be happy to talk to you we do not take any clients on without you liaising with the conveyancer who will be carrying out your conveyancing in Newport.There is no ‘factory style conveyancing’ - each client is an important individual, not a case reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Newport should be the figure that you are charged.

My brother mentioned that before choosing a conveyancing lawyer they must be approved by your mortgage company. I am novice purchaser but I have an AIP with HSBC and I already have a family conveyancing solicitor in Newport in place. Will Halifax require an approved conveyancer to be selected? Does a directory of panel conveyancers even exist so I can pick a conveyancing lawyer in Newport?

You need to use a solicitor that is on the Halifax panel. Just call your preferred Newport conveyancing solicitor to check if they are on the Halifax panel. If they are not approved you have numerous options available to you here:

• Complete the purchase with your existing Newport conveyancer but Halifax will undoubtedly retain a conveyancer from their approved list. The net impact is additional cost and potential frustration.
• Get a new conveyancer to conduct the conveyancing, making sure they are on the Halifax conveyancing panel.
• Convince your conveyancer to seek to join the bank panel.