I am progressing with the sale of my house in Llansamlet and the EA has just called to say that the buyers are appointing a new law firm. The reason given is that the lender will only deal with solicitors on their conveyancing panel. Why would a major lender only work with specific solicitors rather the firm that they want to appoint for their conveyancing in Llansamlet ?

Mortgage companies have always had an approved set of law firms they are willing to work with, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Banks point to the increase in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.

I am helping my mother sell her flat in Llansamlet. Will the solicitor arrange an energy performance certificate or should I organise this?

Following the demise of HIPs, energy performance certificates was kept a mandatory element of moving house. An energy performance certificate must be to hand in advance of the property being marketed. It is not as aspect of the sale process that lawyers ordinarily organise. If you are instructing a Llansamlet conveyancing solicitor they may be able to arrange EPC’s given their relationships with reputable local providers

I have been advised by my conveyancer that chancel insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Llansamlet?

The appropriate level of chancel indemnity insurance depends on who your lender is. It would differ for example between Halifax and Bank of Scotland. Conveyancing lawyers as opposed to borrowers take out such insurances.

My partner and I have arranged the release of further funds on our mortgage from UBS as we want to carry out a loft conversion to our home in Llansamlet. Are we obliged to choose a bricks and mortar Llansamlet solicitor on the UBS conveyancing panel to handle the legals?

UBS would not normally instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.

I'm buying a new build house in Llansamlet benefiting from help to buy. The sellers refused to move on the amount so I negotiated £7000 of extras instead. The sale representative told me not reveal to my solicitor about this extras as it could put at risk 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.

I am looking for a leasehold apartment up to £245,000 and identified one near me in Llansamlet I like with open areas and transport links nearby, the downside is that it only has 51 remaining years left on the lease. There is not much else in Llansamlet suitable, so just wondered if I would be making a mistake buying a short lease?

If you require a mortgage that many years may be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.

Given that I will soon spend hundreds of thousands of pounds on a property in Llansamlet I wish to have a conversation with the lawyer concerning theconveyancing ahead of appointing the firm. Can this be arranged?

Absolutely - we would be happy to talk to you we do not take any clients on without you speaking to the solicitor who will be conducting your property ownership legalities in Llansamlet.There is no ‘factory style conveyancing’ - every client is an important person, not a case reference. The law firms that we put you in touch with believe that the fees you are quoted for your conveyancing in Llansamlet should be the amount on the final invoice that you are charged.