I am considering applying for a HSBC mortgage for purchase of a newly converted (under development) in Pontardawe with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for HSBC ?

There is nothing to stop you using your solicitor, but HSBC will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

Is it the case that all Pontardawe conveyancing solicitors on the Bank of Ireland conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.

It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Pontardawe building society branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Pontardawe conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend in accordance with their published requirements. I have no idea who is right.

The conveyancer must follow the CML Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

After months of negotiation I have agreed a price on a house in Pontardawe. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an upfront payment of £150. A few days later, the conveyancer contacted me sheepishly admitting that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I acquired my home on 9 June and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Pontardawe advises it would be dealt with in less than a month. Are titles in Pontardawe uniquely lengthy to register?

As far as conveyancing in Pontardawe is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can vary subject to the party submitting the application, whether there are errors and whether the Land registry communicate with any 3rd persons or bodies. As of today approximately 80% of submission are fully dealt with within 12 days but occasionally there can be longer hold-ups. Historically registration occurs after the buyer has moved in to the property so an expedited registration is not always an essential issue but where there is a degree of urgency associated with the registration then you or your lawyers can speak with the land registry and explain the circumstances.

I'm purchasing a new build house in Pontardawe with the aid of help to buy. The developers would not budge the price so I negotiated 6k of extras instead. The house builders rep suggested that I not to tell my conveyancer about the deal as it will jeopardize my mortgage 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.

Am I better off to instruct a Pontardawe conveyancing solicitor in close proximity to the house I am hoping to buy? An old friend can deal with the conveyancing however they are based 200miles drive away.

The primary upside of using a high street Pontardawe conveyancing practice is that you can visit the firm to sign paperwork, hand in your identification documents and apply pressure on them where appropriate. They will also have local intelligence which is a benefit. However it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and they were happy that should surpass using an unfamiliar Pontardawe conveyancing lawyer just because they are Pontardawe based.