My financial adviser requires my Kidwelly lawyer’ panel member for the Nat West conveyancing panel. Can you suggest how I obtain this. I have called my local Kidwelly branch but they don't know it.

The sensible thing to do is ask for this information from your Kidwelly property lawyer . They should have a central record lender panel numbers.

I used Wolstenholmes several years past for my conveyancing in Kidwelly. Now, I need the files however the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Kidwelly of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am purchasing a new build house in Kidwelly with the aid of help to buy. The sellers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not to tell my solicitor about this side-deal as it may adversely affect my mortgage 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 am looking for a flat up to £235,500 and found one near me in Kidwelly I like with open areas and station nearby, however it only has 51 years unexpired on the lease. I can't really find anything else in Kidwelly suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

I happen to be an executor of my recently deceased aunt’s Will, with a house in Kidwelly which is to be marketed. The bungalow has never been registered at the Land Registry and I'm told that some purchasers will insist that it is done before they'll proceed. What's the procedure for this?

In the situation that you have set out it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.