I am purchasing a flat in Taffs Well. My Solicitor is not listed on the mortgage company approved list. Am I still permitted to use my Taffs Well conveyancing solicitor even though they are excluded from the mortgage company panel?

You will need to use a conveyancer to complete the formalities when you need a mortgage to buy your property. They will carry out all the essential investigations on the property, ensuring that you will be properly registered as the owner and ensure that all the necessary mortgage documentation is in order. One could instruct a Taffs Well conveyancing practitioner of your choosing. However, where the solicitor selected is not a member of the lender approved list further costs will be incurred as separate legal representation will be need by the mortgage company. Bank panel applications may be submitted, so if your conveyancer has not previously applied for membership they should take the opportunity to apply.

Do the Building Society Association intend to launch a searchable register to to identify firms on the Coventry BS conveyancing panel for instance in Taffs Well?

Lexsure has not been advised of any plans on the part of the BSA to develop such a search facility.

I am due to move house in July. Should my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you put forward a removal company in Taffs Well. Conveyancing firm was chosen prior to coming across this website.

On the day of completion you will need to collect the keys from your property agent but this can only take place when the vendors conveyancers confirm to the agent that the monies to complete are in and the keys can be collected. You will need to advise the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can help you choose a conveyancing in Taffs Well or a lawyer with expertise in conveyancing in Taffs Well.

When it comes to mortgage companies such as Coventry BS, do Taffs Well property lawyers face a fee to be on the list of approved solicitors?

We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

We are getting the release of further monies on our mortgage from UBS as we want to carry out a loft conversion to our home in Taffs Well. Are we obliged to appoint a high street Taffs Well solicitor on the UBS conveyancing panel to deal with the paperwork?

UBS would not normally 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 UBS panel.

I'm purchasing my first flat in Taffs Well with a loan from Godiva Mortgages Ltd. The sellers would not move on the amount so I negotiated £7000 of extras instead. The estate agent suggested that I not inform my conveyancer about this deal as it would impact my loan with the lender. Do I keep my lawyer in the dark?.

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.

Am I better off to appoint a Taffs Well conveyancing lawyer who is local to the property I am hoping to buy? We have a good friend who can perform the conveyancing however her office is approximately 350miles away.

The primary upside of using a high street Taffs Well conveyancing firm is that you can attend the office to execute paperwork, hand in your ID and pester them if necessary. They will also have local knowledge which is a plus. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and the majority were content that must surpass using an unknown Taffs Well conveyancing solicitor just because they are based in the area.