I have just started taking steps with the aim of transferring my current residential mortgage to a BTL Leeds Building Society mortgage. I was told by my mortgage that I need a lawyer as part of the process. I got in contact with my former Llanmartin conveyancing practitioner who dealt with the legals when I initially acquired the house. The fee calculation e-mailed to me of £500 is an eye-watering amount to do this as I am not require purchase conveyancing - it’s simply a bog-standard refinance.

The charges are a tad high. If you are willing to invest time contrasting prices you might shave off some of the cost by say £100 plus VAT. That being said, if you were satisfied with the conveyancing the firm offered you mightlive to rue choosing an an untested solicitor. Don't forget to be sure that the conveyancer can also act for Leeds Building Society. You can employ our search tool to choose a Llanmartin conveyancing firm on the Leeds Building Society approved list of lawyers, which can often include conveyancing solicitors in Llanmartin.

When it comes to lenders such as Aldermore, do Llanmartin conveyancing practitioners have to pay a yearly amount to be on the list of approved solicitors?

We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

I am purchasing a property in Llanmartin. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Skipton be concerned?

As your lender is Skipton your lawyer must follow the formal instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Skipton. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and lawyers are required to report to Skipton where a lease fails to comply with these conditions. The provisions relate to the installation of panels on properties nationwide and is not restricted to Llanmartin.

I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Llanmartin solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Llanmartin postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Llanmartin.

I'm purchasing a new build house in Llanmartin benefiting from help to buy. The builders refused to budge the price so I negotiated £7000 of extras instead. The estate agent suggested that I not disclose to my lawyer about this side-deal as it could adversely affect my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Given that I am about to spend hundreds of thousands of pounds on a two bedroom apartment in Llanmartin I would like to have a conversation with the lawyer about myhome move in advance of instructing the firm. Is this something that you can arrange?

Absolutely - we would be happy to talk to you we do not take any clients on without you speaking to the solicitor who will be conducting your conveyancing in Llanmartin.There is no ‘factory style conveyancing’ - each client is unique individual, not a file number. The solicitors that we put you in touch with believe that the figure you are provided with for your conveyancing in Llanmartin should be the figure that you end up paying.

I need to instruct a conveyancing lawyer in Llanmartin for my purchase. Is there any facility to review a firm’s complaints history with the legal regulator?

You may search for published Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after 1 January 2008. Go to Check a solicitor's record. For details Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA could recorded call for training purposes.