I am acquiring residence in Swansea. My Conveyancer has never been on on the mortgage company solicitor panel. Is it possible for me to continue with my Swansea conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel?

You have a number of options available to you here

• Proceed with your chosen Swansea property lawyer but your mortgage company will need to instruct a conveyancing practitioner from their approved list. This will result in additional fees and probable interruption.
• Get a new conveyancer to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
• Convince your lawyer to pull out all the stops to join the mortgage company conveyancing panel

We are only a couple days away from an exchange on a house in Swansea and my mum and dad have sent the exchange deposit to my conveyancer. I am now advised that as the deposit has been received from someone other than me my conveyancer needs to disclose this to my mortgage company. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the lender concerning my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?

Your conveyancer is legally required to check with the bank to ensure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only report this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.

Just had an offer accepted on a new build flat in Swansea. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Swansea

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants.

I am looking into buying my first house which is in Swansea and I am already nervous. I couldn't find anything specific about Swansea. Conveyancing will be needed in due course but do you know about the Swansea area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Swansea. In the meantime here are some basic statistics that we found

Our solicitor in Swansea has informed me that he requires proof of ID documents saying that this is part of his requirements as a conveyancer on the lender Conveyancing panel. Is this right?

Anti-terror and anti-money-laundering rules require Swansea conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the bank also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the mortgage company's UK Finance Lenders’ Handbook requirements