Are you able to recommend a Bank of Ireland accepted Tal y bont conveyancing conveyancer finish our house move within a very limited time frame? Am I best advised to go for a local Tal y bont conveyancer or a national firm?

We would be happy to suggest some excellent Tal y bont conveyancing firms. You can also walk up the high street in Tal y bont. Visit two or three firms and ask to speak with a conveyancing solicitor for a costs illustration. Explain your expectations together with the reasons and get a commitment on speed. Select the one that you are most comfortable with.

When it comes to mortgage companies such as UBS, do Tal y bont property lawyers face a fee to be on the conveyancing panel?

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

Does a directory service exist listing Aldermore panel solicitors in Tal y bont on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings viewable over the internet. If you are in need of a Tal y bont conveyancer on the Aldermore please use our tool.

Last month we had a mortgage agreed in principle with Nottingham. Tal y bont conveyancing practitioners were selected. How long does it take for Nottingham to send the offer to the conveyancer?

There is no definitive answer here. Have Nottingham completed the survey? Have you informed Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Various internet forums that I have frequented warn that are a common cause of hinderance in Tal y bont conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in Tal y bont.

I'm purchasing my first flat in Tal y bont with the aid of help to buy. The developers refused to move on the amount so I negotiated 6k of additionals instead. The sale representative advised me not to tell my solicitor about the extras as it may impact my loan with Britannia. Is this normal?.

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.

Given that I am about to spend £400,000 on a two bedroom apartment in Tal y bont I would like to have a conversation with the conveyancer regarding theconveyancing in advance of appointing the firm. Can this be arranged?

Absolutely - we would be delighted to talk to you we do not take any clients on without you liaising with the lawyer due to be carrying out your property ownership legalities in Tal y bont.There is no ‘factory style conveyancing’ - every client is an important person, not a file number. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Tal y bont should be the figure that you end up paying.