we are a couple who are purchasing a 2 bedroom flat in Port Talbot with a loan from lend.We like our Port Talbot conveyancing solicitor but lend says she’s not listed on their approved list of member firms. we are left little option but to use a lend panel lawyer or keep our preferred solicitor and fork out for one of their panel ones to act for them.We feel as though this is unjust; Can we not simply insist that use our lawyer?

Unfortunately,no. The mortgage issued to you contains terms and conditions, one of which will be that lawyers will be on the conveyancing panel.Until recently, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for

I moved into my flat on 1 March and my personal details are still not registered. Any reason for this? My conveyancing solicitor in Port Talbot advises it will be recorded inside ten days. Are titles in Port Talbot uniquely lengthy to register?

There is nothing unique about conveyancing in Port Talbot registration formalities. As opposed to being determined by geographic area, timeframes can vary depending on who lodges the application, whether it is in order and whether the Land registry must send notices to any 3rd persons or bodies. As of today approximately three quarters of such applications are fully dealt with within 12 days but occasionally there can be protracted delays. Registration is effected once the purchaser is living at the premises thus an expedited registration is not usually an essential issue yet where it is urgent that the the registration takes place urgently then you or your conveyancer could communicate with the Registry to express the reasoning for an expedited registration.

I'm purchasing my first flat in Port Talbot with a loan from . The developers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not to tell my conveyancer about this deal as it would impact my loan with the lender. Do I keep my lawyer in the dark?.

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.