Is the fact that my conveyancer in Aberbargoed is not identified on my lender's solicitor panel that there is a problem with the standard of his conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Aberbargoed conveyancing firm and enquire why they are no longer on the approved list for your bank.

The Aberbargoed conveyancing firm handling our Aberbargoed conveyancing has spotted a discrepancy when comparing the surveyor’s assumptions in the valuation report and what is in the legal papers for the property. My solicitor says that he is duty bound to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s course or action correct?

Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

It is 10 years ago since I acquired my house in Aberbargoed. Conveyancing lawyers have just been instructed on the sale but I can't find my title deeds. Will this jeopardise the sale?

You need not be too concerned. Firstly there is a chance that the deeds will be kept by the mortgage company or they may be in the possession of the lawyers who acted in the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Aberbargoed involves registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.

I have been told that property searches are the main reason for obstruction in Aberbargoed house deals. Is this right?

The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of slowing down conveyancing in Aberbargoed.

The estate agent has sent us the confirmation of our purchase of a new build flat in Aberbargoed. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Aberbargoed

Please supply a car parking plan. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.