We are purchasing a 3 bedroom apartment in Totland with a mortgage. We have a Totland solicitor, but the lender advise he's not on their "panel". It appears that we have little option but to select one of the lender panel solicitors or retain our Totland lawyer and pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. Another option that might be available is for your Totland conveyancing solicitor to apply to be on the conveyancing panel.

My uncle pointed out to me me that in buying a property in Totland there may be various restrictions limiting what one can do in terms of external changes to the property. Is this right?

There are a number of properties in Totland which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Totland should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Can you point me to a directory of Principality panel solicitors in Totland on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings available over the internet. If you are in need of a Totland property lawyer on the Principality please make the most of our tool.

We are getting the release of further monies on our mortgage from HSBC as we intend to conduct renovations to our house in Totland. Do we need to appoint a nearby Totland solicitor on the HSBC conveyancing panel to handle the legals?

HSBC do not ordinarily require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC list.

I'm purchasing my first flat in Totland benefiting from help to buy. The sellers refused to move on the amount so I negotiated 6k of additionals instead. The property agent suggested that I not reveal to my conveyancer about the side-deal as it will jeopardize 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.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a simple, no chain conveyancing. Totland is where the house is located. What do you suggest?

Flying freeholds in Totland are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Totland you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Totland may ascertain 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 property.

How does one as executor remove a deceased person's name from the title deeds for a property in Totland?

Where a Totland property is co-owned and one of the proprietors passes away, their name will not automatically be removed from the title deeds. It is not necessary to amend the title as in the event of a disposal you would simply be required to supply proof why the joint proprietor is missing from the conveyance, such as a grant of probate.

With the aim of making the sale conveyancing smoother for the sale of the property you can apply to have the deceased name removed from the title entries by applying to HMLR with proof of the death. There is no fee from the Registry for this service.