It is 10 years ago since I bought my property in Llanddulas. Conveyancing solicitors have just been retained on the sale but I am unable to locate my deeds. Will this jeopardise the sale?

You need not be too concerned. Firstly there is a chance that the deeds will be retained by your mortgage company or they may be archived with the solicitor who oversaw your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Llanddulas involves registered property but in the rare situation where your home is unregistered it is more of a problem but is not insurmountable.

In reading mumsnet.com for an online lawyer in Llanddulas, many advise that I must instruct a CQS assured lawyer. What is CQS?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing procedures through the scheme protocol the standard covers numerous organisations who carry out conveyancing in Llanddulas.

My wife and I are close to exchanging contracts on the sale of our home in Llanddulas and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local conveyancer would know this is not the case. It does beg the question why the buyers are using a factory type conveyancing practice as opposed to a conveyancing solicitor in Llanddulas. Having lived in Llanddulas for many years we know of no issue. Should we contact our local Authority to obtain confirmation need.

It would appear that you have a conveyancing firm already. Are they able to advise? You should 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 life insurance to cover that same sickness)

My wife and I own a terraced Victorian house in Llanddulas. Conveyancing solicitor acted for me and Barclays Direct. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the matching address. I thought I was buying a freehold how can I check?

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llanddulas and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing lawyer who carried out the work.

I'm purchasing a new build house in Llanddulas with a loan from Nottingham Building Society. The developers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not disclose to my conveyancer about the side-deal as it may affect my mortgage with Nottingham 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.