My brother-in-law has suggested I instruct a conveyancing solicitor in Treuddyn. I I am struggling to find out if they are on the Godiva Mortgages Ltd conveyancing panel. Can you or the lender confirm if they are on the panel?

You should call the lawyer and ask them whether they are on the lender panel. Alternatively you should call Godiva Mortgages Ltd who may be able to confirm.

When it comes to lenders such as Leeds Building Society, do Treuddyn conveyancing practitioners have to pay an annual charge to be on the list of approved solicitors?

We are not aware of any mortgage company 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.

Does a directory service exist listing Co-operative panel solicitors in Treuddyn on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. A small selection of lenders make their panel listings available online. Where you are seeking to appoint a Treuddyn conveyancing practitioner on the Co-operative please make the most of our facility.

I was told three weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Treuddyn is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am purchasing my first flat in Treuddyn benefiting from help to buy. The developers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not reveal to my conveyancer about the extras as it could jeopardize my mortgage with the lender. Should I keep quiet?.

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.

My husband and I are novice buyers - had an offer accepted, but the selling agent has warned us that the owners will only move forward if we appoint the agent's recommended solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a high street conveyancer accustomed to conveyancing in Treuddyn

We suspect that the owner is not behind this requirement. Should the vendor desire ‘a quick sale', taking such a hostile approach to a motivated buyer is likely to cause more damage than good. Avoid the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are ready to go, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you intend to use your own,trusted Treuddyn conveyancing lawyers - rather thanthe ones that will provide the estate agent a referral fee or achieve conveyancing figures set by head office.

I pay a maintenance contribution for my appartment in Treuddyn. As a result of personal circumstances I fell behind with payments. I negotiated a clearance plan but there remains a couple of currently due.

I am under pressure to sell and I am worried this may hold me back if I have to discharge the arrears now. Do I have to settle before - is this achievable?

Do check with the property lawyer handling your Treuddyn conveyancing but one option might be to agree for the outstanding amount to be passed to the buyers. The sale price payable would be reduced to reflect the amount of debt they assume. They would then discharge the outstanding monies after completion of the sale.