Finally the sale completed on my house in Cardigan last June but my buyer keeps SMS messaging every few hours to say his lawyer needs to hear from mine. What are the post completion sale legalities now that I have sold?

Following your sale your lawyer is duty bound to send the transfer documentation and all of the paperwork to the buyer’s lawyers. Depending on the transaction, your conveyancer should also send confirmation that the home loan has been redeemed to the purchasers conveyancers. There is unlikely to be post completion requirements specific conveyancing in Cardigan.

My uncle passed away last year and as sole heir and executor I was left the property in Cardigan. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to , pay off the mortgage. Is this allowed?

Given you plan to re-mortgage then will require that you use a conveyancer on the conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the mortgage is registered as a charge at the Land Registry.

I used Wolstenholmes a few years past for my conveyancing in Cardigan. Now, I need the files but the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Cardigan of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Is it possible to change solicitor as I need to appoint one who is on the conveyancing panel. I had appointed a local conveyancing solicitor in Cardigan round the corner but the firm is not accepted by

It would be our pleasure to help you find a conveyancing solicitor in Cardigan on the panel. Please note that the law firms that we list do not pay us commission if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Cardigan. Using the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Cardigan.

I have noted on numerous consumer advice websites that before choosing a conveyancing solicitors they need approved by your lender. I am a FTB but I have an AIP from HSBC and I already have a family conveyancing solicitor in Cardigan in place. Can Birmingham Midhshires insist on an approved solicitor to be instructed? If so, where do I find that list for my conveyancing in Cardigan?

You should choose a solicitor that is on the Birmingham Midhshires panel. The simplest thing to do is ring your chosen Cardigan conveyancing lawyer to check if they are on the Birmingham Midhshires panel. If they are not approved you have a number of options available to you here:

• Complete the purchase with your preferred Cardigan but Birmingham Midhshires will undoubtedly appoint a on their conveyancing panel. This will result in additional fees and probable interruption.
• Choose a new to conduct the conveyancing, ensuring that they are on the Birmingham Midhshires conveyancing panel.
• Appeal to your to attempt to join the mortgage company panel.