My wife and I are only a couple days away from an exchange on a property in Porthcawl and my mum and dad have transferred the exchange deposit to my conveyancer. I am now informed that as the deposit has been received from someone other than me my conveyancer needs to disclose this to my lender. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I informed the lender regarding my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to be an issue?

The property lawyer is legally required to check with the bank to make sure that they know that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your bank if you agree, failing which, your lawyer must cease to continue acting.

We are getting a further advance on our home loan from Kent Reliance as we intend to carry out a loft conversion to our property in Porthcawl. Are we obliged to appoint a bricks and mortar Porthcawl solicitor on the Kent Reliance conveyancing panel to handle the paperwork?

Kent Reliance would not normally appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance list.

Completion of my remortgage has taken place for my property in Porthcawl. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out 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 with full details of your complaint.

Planning on purchasing a flat in Porthcawl. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland 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 Porthcawl conveyancer is on the Bank of Ireland conveyancing panel.

The deeds to our property are lost. The conveyancers who dealt with the conveyancing in Porthcawl 5 years ago are no longer around. What are my options?

As long as you have a registered title the information relating to your ownership will be evidenced by HMLR under a Title Number. It is possible to conduct a search at the Land Registry, find your property and secure current copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.

I am buying a new build house in Porthcawl with the aid of help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not disclose to my conveyancer about this deal as it could affect my mortgage with the bank. Do I keep my lawyer in the dark?.

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.

In my capacity as executor for the will of my grandfather I am disposing of a property in Monmouth but reside in Porthcawl. My conveyancer (who is 260 kilometers awayrequires that I sign a stat dec before completion. Can you recommend a conveyancing lawyer in Porthcawl to attest and place their company stamp on the document?

strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are located in Porthcawl