The formalities of my remortgage has taken place for my property in Niton. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

After months of negotiation I have agreed a price on a house in Niton. My financial adviser suggested a conveyancing practitioner. I paid an on account payment of £150. Soon after, the conveyancer called me sheepishly admitting that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

About to purchase apartment in Niton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Niton property lawyer is on the RBS conveyancing panel.

I am buying my first flat in Niton with the aid of help to buy. The developers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not disclose to my conveyancer about this deal as it may impact my mortgage with Skipton Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

How do I locate a Niton solicitor on the Lloyds TSB Bank conveyancing panel? I have wheels and am prepared to travel upto 20kilometers to meet the solicitor.

You can use the search on this page. Please select a bank and your location and you will see a number of Niton conveyancing lawyers located nearest you. We have detailed some Niton conveyancing firms towards the end of this page and you can telephone them to see if they are on the Lloyds TSB Bank panel

My brother has urged me to use his conveyancing solicitors in Niton. Should I use them?

There are no two ways about it the ideal way to select a conveyancing solicitor is to have feedback from friends or family who have used the conveyancer that you are contemplating using.

Am in the process of purchasing my 1st home in Niton. Conveyancing practitioner already instructed. The mortgage adviser pointed out that a survey is not necessary as the property was only built 22 years ago.

You would be well advised to take a Home Buyer's Report. Given the property was constructed more than a decade ago the property will not benefit from a warranty, so you would be well advised not to take a risk. For a property that age with no signs of problems a Home Buyer's report may suffice. The report should highlight any obvious issues and suggest further investigation where relevant. If there are any signs of problems seek a full Building Survey from the beginning.