It is is a decade since I purchased my property in Aberaeron. Conveyancing lawyers have now been retained on the sale but I am unable to locate the title documents. Is this a problem?

You need not be too concerned. First there is a possibility that the deeds will be kept by your mortgage company or they could be in the possession of the lawyers who oversaw your purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Most conveyancing in Aberaeron relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.

My wife and I are close to exchanging contracts on the sale of our property in Aberaeron and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Aberaeron conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a national conveyancing firm rather than a conveyancing solicitor in Aberaeron. We have lived in Aberaeron for six years we know of no issue. Do we get in touch with our local Authority to get clarification that the buyers are looking for.

It would appear that you have a conveyancing firm already. Are they able to advise? You must 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 decided to have a survey done on a property in Aberaeron prior to appointing conveyancers. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies tend refuse to give a loan on a flying freehold premises.

It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. If you call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Aberaeron. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Aberaeron to see if the conveyancing costs will increase in light of this.

My husband and I are new to the buying process - had an offer accepted, but the estate agent told us that the vendor will only proceed if we instruct the agent's chosen lawyers as they want a ‘quick sale’. My instinct tells me that we should use a local conveyancer accustomed to conveyancing in Aberaeron

We suspect that the owner is unaware of this request. If they require ‘a quick sale', taking such a hostile approach to a serious buyer is likely to cause more damage than good. Try to communicate with the sellers directly and make the point that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you are chain free (d) you wish to move quickly (e)however you intend to use your own,trusted Aberaeron conveyancing solicitors - rather thanthe ones that will provide the estate agent a commission or meet his conveyancing targets pre-set by HQ.

Me and my wife are disposing of a Aberaeron house left to us some years ago in 2011. I have over 12 years conveyancing know-how and, now retired, see no reason not to undertake the legal work. The purchaser's conveyancer has informed me that their building society will not allow you to do your own conveyancing insisting the funds to be transferred to a solicitor's bank account.

Lending requirements to conveyancers from all mainstream lenders specify that If the seller is not legally represented the purchaser’s lawyers should check whether the bank needs to be informed so that a decision can be made if they are prepared to progress.