My IFA says he needs my Brymbo lawyer’ panel reference for the Santander conveyancing panel. Can you suggest how I find this out. I have called my local Brymbo office but they don't know it.

You are best placed to get this information from your Brymbo conveyancing practitioner . They retain a central record lender panel numbers.

I have been told that property searches are a common reason for delay in Brymbo house deals. Is this right?

The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays during the legal transfer of property. Local searches are not likely to feature in any delay in conveyancing in Brymbo.

I am buying a new build house in Brymbo benefiting from help to buy. The sellers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not reveal to my conveyancer about this deal as it may affect my mortgage with the lender. Should I keep quiet?.

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.

I opted to have a survey done on a property in Brymbo before retaining lawyers. I have been told that there is a flying freehold element to the property. Our surveyor advised that some banks tend refuse to give a loan on this type of home.

It depends who your proposed lender is. Santander has different instructions from Nationwide. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Brymbo. Conveyancing will be smoother if you use a solicitor in Brymbo especially if they are familiar with such properties in Brymbo.

Taking into account that I am about to spend £400,000 on a garden flat in Brymbo I would like to have a conversation with the conveyancer about myhome move prior to giving the go ahead to the firm. Is this something that you can arrange?

Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer who will be conducting your conveyancing in Brymbo.There is no ‘factory style conveyancing’ - every client is an important person, not a matter number. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Brymbo should be the figure that you are charged.