My wife and I are buying a 2 bedroom apartment in Dulas and Nebo with a mortgage. We have a Dulas and Nebo solicitor, but the mortgage company says she’s not on their "panel". We have to appoint one of the bank panel firms or keep our Dulas and Nebo property lawyer as well as pay for one of their panel lawyers to represent them. We consider that this is unjust; can we not demand that the lender use our Dulas and Nebo property lawyer ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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. A further alternative is for your Dulas and Nebo conveyancing lawyer to apply to be on the conveyancing panel.

I can see plenty of information on this site regarding conveyancing in Dulas and Nebo but what is your top tip for finding the right conveyancer in Dulas and Nebo

It would be unwise to be swayed by the cheapest Dulas and Nebo conveyancing quote. 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 know exactly what you’ll have to pay in ahead of time.

When it comes to mortgage companies such as UBS, do Dulas and Nebo solicitors face a yearly amount to be on the list of approved solicitors?

We are unaware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

Principality have agreed my home loan in principle, my offer on a apartment in Dulas and Nebo has been accepted, what happens next?

Your estate agent will need to know who your solicitors are (make sure the lawyers are on the lender’s panel). Contact Principality or your broker and complete any appropriate paperwork. Principality will instruct a valuer who will get in contact with the selling agent or owners to arrange a time for the valuation to occur. Once conducted (assuming no problems) it takes about a fortnight to receive the mortgage offer. Principality will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Dulas and Nebo.

Various internet forums that I have visited warn that are the number one reason for obstruction in Dulas and Nebo conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays during the legal transfer of property. Local searches are not likely to feature in any slowing down conveyancing in Dulas and Nebo.

I am buying my first flat in Dulas and Nebo with the aid of help to buy. The sellers refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not to tell my solicitor about the extras as it would affect my loan with the bank. Is this normal?.

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.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Dulas and Nebo is the location of the property. Can you shed any light on this issue?

Flying freeholds in Dulas and Nebo are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dulas and Nebo you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dulas and Nebo may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.