My mortgage broker has requested my Llanishen law firm’s panel reference for the HSBC conveyancing panel. How do I discover this. I have called my local Llanishen branch but they have not got back to me yet.

You are best placed to get this information from your Llanishen lawyer . They keep a central record lender panel numbers.

In what way does my ID and proof of funds have anything to do with my conveyancing in Llanishen? Is this really warranted?

Llanishen conveyancing solicitors and indeed property lawyers throughout the UK have an obligation under Anti-terror and anti-money-laundering rules to check the ID of any client in order to ensure that clients are who they say they are.

Conveyancing clients will need to provide two forms of certified identification; proof of ID (usually a Passport or Driving Licence) and proof of address (typically a Utility Bill no older than three months).

Evidence of source of monies is also required under the money laundering laws as conveyancers have a duty to check that the funds you are using to purchase a property (be it the exchange deposit or the full purchase monies if you are a cash purchaser) has originated from a reputable source (such as employment savings) and is not the proceeds of criminal behaviour.

I am planning to acquire a property and require a conveyancing solicitor in Llanishen who is on the Nationwide Building Society solicitor. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Nationwide Building Society in certain locations such as Llanishen. We dont recommend any particular firm.

I am buying my first flat in Llanishen with a loan from Alliance & Leicester . The sellers would not budge the price so I negotiated five thousand pounds worth of extras instead. The property agent advised me not to tell my solicitor about the side-deal as it may jeopardize my mortgage with Alliance & Leicester . 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’m about to sell my garden apartment in Llanishen. Conveyancing is yet to be initiated, but I have recently received a yearly maintenance charge invoice – Do I pay up?

It best that you pay the maintenance contribution as usual as all rents and maintenance charges will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I bought a ground floor flat in Llanishen, conveyancing having been completed in 2000. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Llanishen with over 90 years remaining are worth £221,000. The average or mid-range amount of ground rent is £50 yearly. The lease ends on 21st October 2095

With just 70 years left to run the likely cost is going to be between £9,500 and £11,000 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.