Me and my partner are acquiring our first home. The conveyancing practitioner has contact usto see if we want to purchase supplemental conveyancing searches. As novices we in the dark as to what's relevant for conveyancing in Penllergaer

The extent of Penllergaer conveyancing searches depends entirely on the property, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your general appetite to risk. What is important is that you properly comprehend what information the searches could give you. Then you can decide if you consider that you need that search. If uncertain, ask the conveyancing practitioner to advise.

My brother-in-law has suggested I instruct a conveyancing solicitor in Penllergaer. I I am struggling to find out if they are accepted on the Barnsley Building Society conveyancing panel. Can you assist?

You should e-mail the conveyancer and ask them if they can act for the bank. Otherwise please call Barnsley Building Society who may be able to help.

Me and my partner are buying a flat in Penllergaer. I might seem paranoid but how we can trust a lawyer? On completion day we will need to put money into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Two weeks ago we had a mortgage agreed in principle with Yorkshire BS. Penllergaer conveyancing practitioners are appointed. How long does it take for Yorkshire BS to issue the offer to the lawyer?

There is no definitive answer here. Have Yorkshire BS done the survey? Have you advised Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am currently in the process of buying my council flat in Penllergaer. I have a mortgage agreed with Principality. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.

We are selling our home in Penllergaer and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Penllergaer conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed an online conveyancing practice rather than a conveyancing solicitor in Penllergaer. We have lived in Penllergaer for 4 years we know of no issue. Do we contact our local Authority to seek clarification that there is no issue.

It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to 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 Penllergaer with the aid of help to buy. The sellers would not reduce the amount so I negotiated 6k of extras instead. The estate agent advised me not inform my lawyer about the side-deal as it may adversely affect my loan 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.