I am purchasing a property and need a conveyancing solicitor in Acrefair who is on the Lloyds TSB Bank solicitor. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Lloyds TSB Bank in certain locations such as Acrefair. We dont recommend any particular firm.

Have completed on a a terraced house in Acrefair , how long will it take for the Land Registry to register my title? My Acrefair conveyancing solicitor has been painfully slow, so I want to be sure that my purchase is recorded.

There is nothing unique about conveyancing in Acrefair registration formalities. Rather than based on location, timescales can vary subject to who lodges the application, whether it is in order and whether the Land registry need to notify any interested parties. As of today in the region of 80% of such applications are completed within two weeks but some can be subject to protracted hold-ups. Registration occurs after the new owner is living at the premises thus 'speed' is not usually primary concern but if it is urgent that the the registration takes place urgently then you or your lawyers could contact the land registry and explain the circumstances.

I am buying my first flat in Acrefair with a mortgage from Britannia. The builders refused to budge the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not disclose to my lawyer about this extras as it could put at risk my mortgage with the lender. 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.

Do I need to be wary by estate agents that I am dealing with are recommending a nationwide conveyancing firm as opposed to a local Acrefair conveyancing practice?

As with lots of professional services, often input from relatives can be extremely useful or valuable. But there are many parties with a keen interest in a conveyancing matter; estate agents, mortgage brokers and banks may recommend solicitors to retain. On occasion the conveyancers might be known to one of the organisations as being good in their field, but sometimes there might be a financial incentive behind the endorsement. You have the discretion to select your own conveyancer. Don't forget that many mortgage providers operate an approved list of solicitors you must use for the mortgage related work in your conveyancing.

Our solicitor in Acrefair has informed me that he requires identification documents saying that this is part of his legal duty as a conveyancer on the bank Conveyancing panel. This is news to me - can I refuse?

Anti-terror and anti-money-laundering rules require Acrefair conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the mortgage company also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the mortgage company's UK Finance Lenders’ Handbook requirements