Me and my partner are buying a 2 bedroom flat in Abergele with a mortgage. We like our Abergele lawyer, however the lender advise she’s not on their "panel". It appears that we have no option but to use one of the mortgage company panel firms or keep our Abergele solicitor and pay for one of their panel firms to represent them. This feels very unfair; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Abergele conveyancing solicitor to apply to be on the conveyancing panel.

Please could you vouch for a Coventry Building Society approved Abergele conveyancing solicitor who can have us moved in within under 3 weeks? Am I best advised to unstruct a local Abergele practice or an internet comparison site?

We can recommend some very good Abergele conveyancing firms. You can also walk up the high street in Abergele. Approach a couple of firms and request to see a conveyancing solicitor for a quote. Discuss your expectations together with the reasons and ask for a commitment on speed. Choose the lawyer that you are most comfortable with.

Completed the sale of my flat in Abergele last November yet the purchaser is Skype messaging daily to say her lawyer needs to hear from mine. What should my lawyer have done now that I have sold?

Post completion of your sale your solicitor should deliver the transfer deeds and all additional paperwork to the buyer’s conveyancer. Where relevant, your solicitor should also send confirmation that the mortgage has been discharged to the buyers conveyancers. There is unlikely to be post completion tasks just for conveyancing in Abergele.

I'm purchasing a new build house in Abergele with a loan from Leeds Building Society. The builders would not reduce the amount so I negotiated 6k of extras instead. The estate agent told me not inform my solicitor about the side-deal as it could adversely 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.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one close by in Abergele I like with open areas and railway links in the vicinity, however it's only got 51 remaining years left on the lease. There is not much else in Abergele for this price, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a home loan that many years will be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.