I have just been advised by my financial adviser that my Arthog the law firm I have appointed is not on the lender Conveyancing panel. What can I do to be certain whether this is indeed the case?

The first thing you need to do is to contact your Arthog conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.

Will my conveyancing lawyers need to check that the building insurance when buying a house in Arthog. My lender is Bank of Ireland

Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 9/3/2025, the requirements read as follows :

What will a local search tell me regarding the property we're buying in Arthog?

Arthog conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations such as Xpress Legal The local search is essential in every Arthog conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search should provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.

I have recentlyfound out that Stirling Law have been shut down. They conducted my conveyancing in Arthog for a purchase of a freehold house 12 months ago. How can I establish that the property is registered correctly in the name of the previous owner?

The easiest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Arthog conveyancing specialists.

I am buying my first flat in Arthog with a loan from Lloyds TSB Bank. The builders would not move on the price so I negotiated 6k of additionals instead. The sale representative told me not inform my conveyancer about the side-deal as it could impact 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.