My wife and I are purchasing a 2 bedroom apartment in Halkyn with a mortgage. We would like to retain our Halkyn conveyancer, however the mortgage company advise she’s not on their "panel". It seems we have little choice but to instruct one of the lender panel firms or retain our Halkyn conveyancing practitioner and pay for one of their panel firms to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. Your mortgage offer 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 Halkyn conveyancing lawyer to apply to be on the conveyancing panel.

My partner and I are purchasing a new build apartment in Halkyn and my lawyer is informing me that she has to the bank to reveal incentives from the seller. I am nearing the developer’s deadline to sign contracts and I would rather not prolong matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

After reading consumer advice sites for a high-quality solicitor in Halkyn, most comment that I should use a CQS assured solicitor. What is CQS?

Halkyn Conveyancing Quality Scheme law firms have obtained certification under the Law Society's Scheme (CQS) CQS was created to promote high standards in the in the legal transfer of properties. CQS enables buyers and sellers to recognise practices that provide a quality residential conveyancing. Halkyn is one of locations in England and Wales in which accredited firms have offices. The scheme requires solicitors to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.

My bid for a property was accepted at auction in Halkyn. Conveyancing is required. What is next?

Given that you are now exchanged you should instruct a conveyancing practitioner as a matter of priority as you will have a pending a drop dead date to complete the deal. An auction property should have an associated legal set of papers. This will likely include evidence of title and search results. In the case of leasehold premises the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You need to hand this to the conveyancer instructed by you ASAP. Do make sure that that you have the requisite funding organised to complete the transaction on the set completion date.

The mortgage over my property is with Virgin Money for my property in Halkyn. Conveyancing has been completed months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?

You must advise Virgin Money in advance of letting out your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel firm.

I am selling my flat. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being difficult. The Halkyn solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

At what stage do I cover the costs of the Stamp Duty Land Tax due for my Halkyn house purchase?

Your solicitor will complete a Land Transaction Return Form for you during your Halkyn purchase transaction for signature. On completion your property lawyer will submit your Land Transaction Return Form to the Tax Authorities and - as long as they have the money - settle any Stamp Duty due on your behalf.