I have just been advised by my broker that my Builth Wells the law firm I have appointed is not on the lender Solicitor panel. What can I do to check?

Your first step should be to call your Builth Wells conveyancer. It is reasonable to expect your lawyer to inform you of the situation. Where they are not on the panel they may recommend you to a Builth Wells conveyancing firm that is on the approved list of lawyers for your lender.

Finally the sale completed on my house in Builth Wells last May but the buyer keeps whats apping daily to say their conveyancer is waiting to hear from mysolicitor. What should my lawyer have done now that I have sold?

Following your disposal your solicitor should deliver the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. If applicable, your conveyancer must also evidence that the home loan has been discharged to the buyers lawyers. There is unlikely to be post completion requirements just for conveyancing in Builth Wells.

We are planning on selling our property in Builth Wells and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A local lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed an online conveyancing outfit as opposed to a conveyancing solicitor in Builth Wells. Having lived in Builth Wells for 5 years we know of no issue. Should we get in touch with our local Authority to seek confirmation need.

It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I am purchasing a new build house in Builth Wells benefiting from help to buy. The builders would not move on the amount so I negotiated 6k of additionals instead. The house builders rep told me not to tell my conveyancer about this deal as it will adversely affect my mortgage with the bank. Should I keep quiet?.

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 3 weeks into a residential purchase having been recommend to a firm by the local agent to carry out the conveyancing in Builth Wells. I am am very dissatisfied with the level of service. Can you you assist me in finding new lawyers?

A lawyer would need to be really poor to suggest replacing them. Has your loan offer been issued? If so you will need to inform them of the new solicitor and ensure the mortgage documents are re-sent. Your conveyancer should be on the banks approved list to avoid supplemental charges and complications. So that should be your starting point. Our search tool can help you find a lender approved lawyer for your home move in Builth Wells