It is is a decade since I purchased my property in Ferndale. Conveyancing lawyers have now been instructed on the sale but I can't locate my deeds. Is this a major issue?

Don’t worry too much. First the deeds may be retained by your mortgage company or they may be in the possession of the conveyancers who handled your purchase. Secondly the likelihood is that 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 current official copies of the land registers. Nearly all conveyancing in Ferndale relates to registered property but in the unlikely event that your property is not registered it is more problematic but is not insurmountable.

Does a directory service exist listing Leeds Building Society panel conveyancers in Ferndale on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of banks make their panel listings visible over the internet. Where you are in need of a Ferndale solicitor on the Leeds Building Society please use our facility.

How can we know in advance if a Ferndale conveyancing solicitor on the TSB panel is any good?

When it comes to conveyancing in Ferndale getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor handling your transaction.

Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Ferndale solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Ferndale postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Ferndale.

I am purchasing a new build house in Ferndale with a loan from Norwich and Peterborough Building Society. The sellers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not reveal to my conveyancer about the side-deal as it may put at risk my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Is it simple use your search app to get a quote from a conveyancing solicitor in Ferndale on the panel for my lender?

Step one is to select a lender such as Accord Mortgages Ltd, Norwich and Peterborough Building Society or Barclays Direct then choose your location such as Ferndale. Conveyancing firms in Ferndale and beyond will then be listed.

The solicitors undertaking our conveyancing in Ferndale has sent documents to review that show the land is unregistered with epitome documents. Is it not the case that all houses in Ferndale should be registered?

It is a rare occurrence indeed to find property in Ferndale to be unregistered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Ferndale conveyancing solicitors will be capable of dealing with this type of conveyancing but in the event that uncertainty exists the prevailing guidance these days seems to be for the seller to register the title first and then sell - this can though naturally result in a protracted home move.