I plan on buying residence in Treuddyn. My Conveyancer has never been on on the bank conveyancing panel. Can I still continue with my Treuddyn conveyancing solicitor notwithstanding that they are not on the mortgage company approved list?

You have numerous alternatives open to you here

• Proceed with your preferred Treuddyn conveyancer but your bank will undoubtedly appoint a property lawyer on their conveyancing panel. The net result is additional cost and likely interruption.
• Get a fresh lawyer to act in the purchase, ensuring that they are on the bank conveyancing panel.
• Appeal to your lawyer to seek to join the bank panel

When it comes to mortgage companies such as HSBC, do Treuddyn lawyers have to pay a fee to be on the list of approved solicitors?

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

After weeks of negotiation I have agreed a price on a house in Treuddyn. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £200. A couple of days later, the lawyer called me embarrassingly acknowledging that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

UBS have agreed my mortgage in principle, my offer on a flat in Treuddyn has been agreed to, now what?

The property agent will wish to know who your solicitors are (ensure that the solicitors are on the bank’s panel). Telephone UBS or the financial adviser and complete any relevant paperwork. UBS will sellect a valuer who will get in contact with the estate agent or seller to arrange a slot for the valuation to take place. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. UBS will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Treuddyn.

I am purchasing a new build house in Treuddyn with a loan from Accord Mortgages Ltd. The developers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not to tell my conveyancer about this deal as it could put at risk my mortgage with the lender. Is this normal?.

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.

What are your top tips when it comes to choosing a Treuddyn conveyancing firm to carry out our lease extension conveyancing?

When appointing a conveyancer for lease extension works (regardless if they are a Treuddyn conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Treuddyn conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:

What are the legal fees for lease extension conveyancing? Can they put you in touch with clients in Treuddyn who can give a testimonial?

I invested in buying a 1 bedroom flat in Treuddyn, conveyancing was carried out October 2007. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Treuddyn with over 90 years remaining are worth £206,000. The ground rent is £45 per annum. The lease ends on 21st October 2091

You have 67 years unexpired we estimate the price of your lease extension to be between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.

Our conveyancer in Treuddyn has informed me that he requires ID documents asserting that this is part of his legal duty as a conveyancer on the mortgage company Conveyancing panel. This is news to me - can I refuse?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the lender. This is not unique to conveyancing in Treuddyn