My partner and I are only a couple days away from an exchange on a property in Llanfyrnach and my parents have sent the 10% deposit to my property lawyer. I am now informed that as the deposit has not come from me my conveyancing practitioner needs to make a notification to my lender. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I informed the bank regarding my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?

The conveyancing practitioner is legally required to check with the bank to make sure that they understand that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would prefer to appoint a Llanfyrnach based conveyancing firm?

Do check but the the likelihood is that allocate you one of their panel solicitors if you accept the "fee-free" incentive. Call the lender and determine if they allow a cash alternative. Some banks have previously offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Llanfyrnach.

I am buying a new build house in Llanfyrnach 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 property agent suggested that I not reveal to my conveyancer about the 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.

My husband and I are FTB’s - had an offer accepted, but the property agent advised that the owners will only issue a contract if we appoint their chosen lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a high street solicitor accustomed to conveyancing in Llanfyrnach

It is unlikely the owners are driving this. Should the owner want ‘a quick sale', alienating a motivated buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you intend to use your preferred Llanfyrnach conveyancing firm - as opposed tothose that will earn their estate agent a kickback or hit his conveyancing targets set by head office.

I purchased a house in Llanfyrnach last 13/10/2023 and to date it is still not registered with HMLR. It is part of a new estate and my conveyancer told me that it can take 12 months to register. I have called HMLR directly and they say that the initial application was cancelled due to failure to reply to requisitions. Do I need to be concerned?

Call your conveyancer - if you are not getting sensible responses, enquire as to their internal complaints protocol and amplify your problem to a Partner. Registrations for Llanfyrnach conveyancing are not known to be particularly slow.