My partner and I are acquiring our first house. Our conveyancing practitioner has texted usto ask if we wish to order supplemental conveyancing searches. Unfortunately we in the dark as to what's recommended for conveyancing in Rhiwbina

The range of Rhiwbina conveyancing searches should be triggered based entirely on the property, the location, the possibility of any of these risks, your familiarity of the region and risks, your general appetite to risk. What matters is that you adequately understand what information each search could provide. You may then make a decision if you personally think you need that information. If in doubt, ask the solicitor to offer guidance.

I am buying a flat and require a conveyancing solicitor in Rhiwbina who is on the Alliance & Leicester solicitor. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Alliance & Leicester in certain locations such as Rhiwbina. We dont recommend any particular firm.

I am purchasing my first flat in Rhiwbina with the aid of help to buy. The builders refused to move on the price so I negotiated 6k of extras instead. The property agent suggested that I not reveal to my lawyer about the side-deal as it will put at risk my mortgage with the lender. 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.

We're novice buyers - had an offer accepted, but the estate agent has warned us that the vendor will only move forward if we appoint their recommended solicitors as they are insisting on a ‘quick sale’. We would rather use a family conveyancer used to conveyancing in Rhiwbina

We suspect that the seller is unaware of this demand. If they want ‘a quick sale', alienating a genuine purchaser is counter productive. Avoid the agents and go straight to the sellers and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you will continue to appoint your own,trusted Rhiwbina conveyancing solicitors - as opposed tothose that will give their estate agent a kickback or meet his conveyancing figures pre-set by corporate headquarters.

I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.