We note that you have a post code search directory identifying law firms on the Bank of Ireland conveyancing panel. Do companies pay you a referral fee if I retain them for our own conveyancing in Dyserth?

We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Dyserth.

I have an AIP. The lender mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would much rather instruct a Dyserth based conveyancing firm?

Do check but the the probability is that appoint one of their panel lawyers if you accept the "fee-free" deal. Call the mortgage company to determine if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Dyserth.

I'm buying my first flat in Dyserth benefiting from help to buy. The developers refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not disclose to my lawyer about this side-deal as it could affect my mortgage with the bank. 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.

Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Dyserth is the location of the property. What do you suggest?

Flying freeholds in Dyserth 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 Dyserth you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dyserth may determine 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 residence.

Myself and my wife have just had an offer agreed on a apartment and had meeting on Wednesday with Leeds Building Society for the mortgage. They have informed us that when it comes to appointing a property lawyer that if they are not on their approved panel of solicitors then we will have to pay out a further fee of £250+. This is is due to the fact that they will then have to select a property lawyer to act for them as well as the one we choose to act on our behalf and we will be on the hook for their costs. I have asked Leeds Building Society to provide me with a list so I can request quotes only from their approved lawyers but was told they dont have such a list to hand over. Is there a simple way of finding out who is on a lender panel?

Ask Leeds Building Society what their criteria for joining their panel is for a solicitor.Then ask the conveyancer of your choice whether they fit that criteria and have they acted on mortgages for Leeds Building Society historically. Where the answer to those is yes, then just double check with Leeds Building Society. Alternatively please utilise our search tool and we should be able to identify a lawyer in Dyserth on the approved list for Leeds Building Society.