My husband and I are looking to buy a home in Dinas Powys and have appointed a Dinas Powys conveyancing practice. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Aldermore have this morning contacted us to inform me that there is now an issue as our Dinas Powys conveyancer is not on their approved list of lawyers. Is this a problem?

When purchasing a property with the benefit of a mortgage it is standard for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Dinas Powys lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.

Are the BSA intent on creating a search tool with a view to to identify practices on the Earl Shilton BS conveyancing panel for example in Dinas Powys?

Lexsure has not been advised of any plans on the part of the BSA to develop such a tool.

I note that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a property in Dinas Powys? or Apparently there is a law dating back centuries that means some owners of property residing in a parish church boundary may be liable to pay for repairs to the chancel in proximity to the church. Is this relevant for conveyancing in Dinas Powys?

Unless a previous purchase of the property took place after 12 October 2013 you could take it that lawyers conducting conveyancing in Dinas Powys to remain encouraging a chancel search and or insurance against a claim.

I'm purchasing my first flat in Dinas Powys with a loan from Nationwide Building Society. The developers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not reveal to my solicitor about the extras as it could put at risk my loan with the bank. 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.

I opted to have a survey done on a property in Dinas Powys before instructing lawyers. I have been informed that there is a flying freehold element to the house. My surveyor advised that some banks may not issue a mortgage on this type of house.

It varies from the lender to lender. HSBC has different requirements from Nationwide. If you e-mail us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Dinas Powys. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Dinas Powys to see if the conveyancing will be more expensive.