My husband and I are approaching an exchange on a house in St Davids and my parents have transferred the 10% deposit to my conveyancing practitioner. I am now advised that as the deposit has been received from someone other than me my solicitor needs to disclose this to my mortgage company. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the bank about my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to hold matters up?

Your property lawyer is legally required to clarify with lender to ensure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only disclose this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.

I am due to move property in February. Will my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you put forward a removal company in St Davids. Conveyancing firm was found prior to coming across this site.

On the day of completion you will need to collect the house keys from the estate agent however this should only be done once the vendors conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you can tell the removal men that they can start moving you in. We are not in a position to recommend a specific removal company but can help you find a conveyancing in St Davids or a firm with expertise in conveyancing in St Davids.

I have a mortgage with UBS for my property in St Davids. Conveyancing was finalised some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?

Your original mortgage agreement with UBS will provide that you need their approval before letting out your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel solicitor.

After months of negotiation I have agreed a price on a house in St Davids. My financial adviser suggested a conveyancer. I paid an advanced payment of £225. A few days later, the lawyer contacted me embarrassingly acknowledging that they were not on the Clydesdale 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 Clydesdale 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.

My relative suggested that where I am buying in St Davids I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is usually quoted for as part of the standard St Davids conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about St Davids around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information regarding St Davids.

I am buying a new build house in St Davids with a mortgage from Barclays . The developers refused to reduce the amount so I negotiated £7000 of extras instead. The house builders rep suggested that I not to tell my conveyancer about this extras as it could put at risk my loan with the lender. Is this normal?.

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.

My husband and I are new on the property ladder - had an offer accepted, but the property agent advised that the owners will only proceed if we appoint their recommended conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a local solicitor accustomed to conveyancing in St Davids

It is improbable the sellers are driving this. If they want ‘a quick sale', taking such a hostile approach to a genuine buyer is going to damage their objectives. Speak to the vendors direct and make the point that (a)you are serious buyers (b)you are ready to go, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you intend to use your preferred St Davids conveyancing firm - not the ones that will provide the negotiator at the agency a referral fee or hit his conveyancing thresholds set by head office.