My financial adviser has requested my Trefriw solicitor’s panel reference for the Nationwide conveyancing panel. What is the best way to obtain this. I have tried my local Trefriw branch but they don't know it.

Have you tried calling your Trefriw conveyancing practitioner about this?. Most Trefriw conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

What does my ID and proof of funds have anything to do with my conveyancing in Trefriw? Why is this being asked of me?

Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to check the ID of the potential client they are dealing with before they can accept their conveyancing retainer. The Terms of Engagement that you are required to sign will no doubt confirm this. Your lender will also require certain documents to be viewed. If you refuse to supply identification documents, your conveyancer will not be able to take you on as a client.

Do I have to have a meeting at the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Trefriw so that I can attend their offices when needed.

Whereas this was necessary 15 years ago, most mortgage companies no longer require their conveyancing panel lawyer to witness the borrowers signature. It will still be necessary for you to hand over ID documents and there are still manifest advantages to using a locally based practitioner, in your case a conveyancing solicitor in Trefriw.

A relative pointed out to me me that in purchasing a property in Trefriw there could be various restrictions limiting what one can do in terms of external alterations to a property. Is this right?

We are aware of a number of properties in Trefriw which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Trefriw should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My husband and I have organised a further advance on our home loan from Clydesdale as we intend to carry out a loft conversion to our home in Trefriw. Do we need to choose a nearby Trefriw solicitor on the Clydesdale conveyancing panel to deal with the legals?

Clydesdale would not normally instruct a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale conveyancing panel.

We were going to get a OIP from Santander this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Trefriw solicitors on the Santander conveyancing panel, or is it better to go independently?

You will need to appoint Trefriw solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.

I am purchasing a new build house in Trefriw with a loan from Nottingham Building Society. The developers refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The estate agent told me not reveal to my lawyer about this side-deal as it may impact my loan with Nottingham Building Society. 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.