It is 10 years ago since I acquired my property in Cross Keys. Conveyancing lawyers have now been instructed on the sale but I can't find my title documents. Will this cause complications?

You need not be too concerned. Firstly the deeds may be retained by the mortgage company or they may still be with the solicitor who handled your purchase. Secondly in all probability the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. The vast majority of conveyancing in Cross Keys relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Cross Keys. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Cross Keys

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan.

I am a sole trader hoping to take over a lease of a shop on a shopping parade. Can you recommend conveyancers offering fixed fees for non-domestic conveyancing in Cross Keys for less than £1,200?

We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Cross Keys, including the disposal and acquisition of businesses as well as simply property. If you are looking to acquire or sell a shop, pub, restaurant, office, retail premises or a complete business we will find you the right solicitor. Regarding the costs this will depend on the structure and complexity of the proposed transaction. Let us have your details or telephone so as to enable us to provide you with comprehensive commercial conveyancing quote.

I have been sourcing a conveyancing solicitor in Cross Keys for my home move. Is it possible to see a solicitor's record with the legal regulator?

One can search for presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator could recorded call for training requirements.

My wife and I are acquiring a garden flat in Cross Keys. At the time of instructing our lawyer, they told us that they were on all mainstream lender panels. Our financial adviser contacted us today to advise that they are not on the Coventry BS approved list. Were it to be true, what should we do? Should we just choose a new conveyancer that is on their panel or do we pay for separate representation, with Coventry BS appointing their own preferred lawyer.

When acquiring a property with the benefit of a mortgage it is normal for the buyer’s lawyers to also represent the mortgage company. In order to act for a bank or building society a solicitor has to be on that lender's conveyancing panel. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the lawyer has to meet. Some mortgage companies now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should call Coventry BS to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Coventry BS's conveyancing panel and you may continue to use your own Cross Keys solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.