My partner and I are approaching an exchange on a property in Pembrokeshire and my mum and dad have sent the 10% deposit to my conveyancing practitioner. I am now told that as the deposit has been received from someone other than me my lawyer needs to make a notification to my mortgage company. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the bank about my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?

Your solicitor is legally required to clarify with lender to ensure that they understand that the balance of the purchase price is not from your own funds. The solicitor can only reveal this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.

My wife and I have recently appointed a conveyancing solicitor in Pembrokeshire. I need to find out whether they are on the Bank of Ireland approved list of lawyers. Could you help?

The first thing you should do is contact your lawyer and enquire if they can act for the lender. Alternatively you can get in touch with Bank of Ireland who may be able to help.

About to purchase a new build apartment in Pembrokeshire. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Pembrokeshire

Please confirm the Lease plans are surveyor prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

How can the Landlord & Tenant Act 1954 affect my commercial property in Pembrokeshire and how can your lawyers assist?

The particular law that you refer to affords a safeguard to commercial tenants, granting the legal entitlement to apply to court for a renewal lease and remain in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Pembrokeshire

My husband and I are 17 days into a residential purchase having been referred to a firm by the selling agent to handle our conveyancing in Pembrokeshire. We are not happy. Could you you assist me in finding new lawyers?

They would have to be really bad in order to consider diss instructing them. Has the mortgage offer been sent? If so you will need to inform them of the new contact details and ensure the mortgage documents are re-issued. Your solicitor ideally should be on the banks panel to avoid escalating expenses and complications. So that should be your starting point. Our search tool can assist you in finding a bank approved conveyancer for your home move in Pembrokeshire