We are buying a 3 bedroom flat in Pentre with a mortgage. We like our Pentre conveyancer, however the mortgage company says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or continue with our Pentre conveyancer as well as pay for one of their panel firms to represent them. We regard this is inequitable; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Pentre conveyancing solicitor to apply to be on the conveyancing panel.

We see that you have a search directory listing firms on the Lloyds conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Pentre?

We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Pentre.

Various internet forums that I have visited warn that are the main reason for hinderance in Pentre house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays during the legal transfer of property. Local searches are not likely to be the root cause of delay in conveyancing in Pentre.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Pentre is where the house is located. What do you suggest?

Flying freeholds in Pentre are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pentre you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pentre may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

We are in the process of a leasehold sale of a flat in Pentre. Conveyancing is fine but we have been asked to pay an extortionate amount from the freeholder. So far we have paid £275 for a leasehold management pack and then another £200 plus VAT for supplemental questions raised by the buyers conveyancing practitioner.

Your lawyer will unlikely have any say over the extent of the fee for this information however the typical costs for the information for Pentre leasehold premises is £380. For Pentre conveyancing deals it is conventional for the vendor to cover the charges. The landlord or their agents are not duty bound to answer these questions although many will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Regretfully there is no legislation that mandates capped charges for administrative tasks. There is no set time frame by which they are duty bound to issue answers.