We are hoping to buy a newly converted apartment in Bassaleg with a mortgage from Bank of Scotland.We would like to retain our Bassaleg conveyancing lawyer but Bank of Scotland informed us her practice is not listed on their "panel". We have to appoint a Bank of Scotland panel lawyer or keep our high street solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

No, not really. The loan offered to you contains various provisions, a common one being that solicitors needs to be on the Bank of Scotland conveyancing panel. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Bank of Scotland

What is your number one tip for finding a conveyancing solicitor in Bassaleg

We would encourage you not to go for the lowest Bassaleg conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Can you point me to a directory of Clydesdale panel conveyancers in Bassaleg on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. Very few lending institutions make their panel listings visible over the internet. Where you are seeking to appoint a Bassaleg solicitor on the Clydesdale please make the most of our facility.

After months of negotiation I have agreed a price on an apartment in Bassaleg. My mortgage broker suggested a conveyancer. I paid an upfront payment of £225. A couple of days later, the property lawyer contacted me to say that they were not on the Leeds Building Society 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 Leeds Building Society 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.

I'm buying a new build house in Bassaleg with the aid of help to buy. The sellers refused to move on the amount so I negotiated 6k of extras instead. The sale representative suggested that I not reveal to my conveyancer about this side-deal as it could impact my loan with Nottingham Building Society. 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.

Should I be concerned that brokers that I am dealing with are encouraging me to use an internet conveyancing firm rather than a local Bassaleg conveyancing practice?

As with lots of professional services, often input from relatives can be most helpful. Nevertheless there are lots of people with a vested interest in a conveyancing deal; estate agents, financial adviser and banks might all suggest conveyancers to use. On occasion these solicitors might be known to one of the organisations as experts in their field, but occasionally there behind the scenes financial incentive behind the endorsement. You have the discretion to select your preferred conveyancer. However, bear in mind that most banks specify a panel list of conveyancers you have to use for the lender aspect of your conveyancing.

My uncle has suggested that I use his conveyancers in Bassaleg. Should I use them?

No doubt the best way to select a conveyancing solicitor is to seek recommendations from friends or relatives who have experience in using the solicitor you're are thinking of instructing.