My husband and I are buying a brand new flat in Rhyl and my conveyancer is advising me that she has to the lender to reveal incentives from the seller. I am under pressure to exchange contracts and I have no desire to prolong the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Rhyl so that I can pop in to their offices when needed.

These days conveyancing panel lawyers for mortgage companies conduct all of the communications through Royal Mail, internet or over the phone. This enables them to undertake the conveyancing transaction regardless of where you live in the country. That being said you should check if you have the option of attending the offices of your conveyancing lawyer if just in case this is required.

I'm purchasing a new build house in Rhyl benefiting from help to buy. The sellers would not reduce the price so I negotiated £7000 of extras instead. The property agent told me not disclose to my solicitor about the deal as it will impact my mortgage with Coventry Building Society. Is this normal?.

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 need to instruct a conveyancing practitioner in Rhyl for my home move. Can I see a firm’s record with the profession’s regulator?

One can find documented Solicitor Regulator Association (SRA) decisions arising from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator sometimes monitor call for training purposes.

Should I be concerned if there is an issue with the searches conducted as part of my conveyancing in Rhyl?

Usually, the majority of issues that arise in Rhyl conveyancing search results can be dealt with in advance of completion or title insurance could possibly be put in place. It is crucial to remember that even though you are buying the premises and might be content to live with the search results, your lender may not, and ultimately have the final decision.