I have just been advised by my lender that my Abergele solicitor is not on the lender Solicitor panel. What can I do to check?

Your first step should be to contact your Abergele conveyancer. You lawyer should notify you of the situation. Where they are not on the panel they may recommend you to a Abergele conveyancing firm that is on the approved list of lawyers for your lender.

Our solicitor has identified a a problem with the lease for the flat we are buying in Abergele. The other side have put forward defective title insurance as a workaround. We are happy with insurance and will pay for it. Our conveyancer says that he must be satisfied that the bank is happy with this solution. Are we the client or is the bank?

Regardless of the fact that you have a mortgage offer from the lender does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the lender are the client. These conveyancing instructions have to be complied with.

I have justbeen informed that Action Conveyancing have been shut down. They carried out my conveyancing in Abergele for a purchase of a leasehold flat 10 months ago. How can I check that my home is in my name in the name of the previous owner?

The quickest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Abergele conveyancing specialists.

I'm buying my first flat in Abergele with a mortgage from Lloyds TSB Bank. The sellers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not reveal to my lawyer about this side-deal as it may jeopardize my mortgage with the lender. 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.

My wife and I have agreed a price on a Abergele ground floor flat we inherited 5 years ago in 2012. I have over a decades worth of conveyancing know-how and, now retired, see no reason not to undertake the legal work. The buyer's conveyancer has informed me that their mortgage company will not allow us to do our own conveyancing mandating that the funds to be sent to a solicitor's bank account.

Mortgage instructions to property lawyers from all CML members specify that If the seller does not have legal representation the purchaser’s lawyers should check whether the lender needs to be notified so that a decision can be made if they are willing to progress.