My wife and I are soon to exchange buying a property in Pentre but as a result of damage from some water damage at the property I have was able negotiate compensation from the seller of three thousand pounds taking the form of a deduction in the price. This was going to be dealt with as part of amending the contract but Aldermore are not allowing this. Why were they notified?

Any conveyancing practitioner that is on the Aldermore approved list is duty bound to inform Aldermore of any variations to the sale price. If you prohibit your solicitor to report the price change to Aldermore then they would have to discontinue acting for you. In addition, Aldermore and you would have to appoint a new conveyancing practitioner for your conveyancing in Pentre.

The Pentre conveyancing lawyers that I appointed last week on my house acquisition in Pentre have without warning shut down. I only went with them because I had to have a firm on the Virgin Money conveyancing panel and my preferred Pentre lawyer was not. I cut them a cheque for two hundred pounds in advance. What should be my next steps?

If you have an estate agent involved then let them know straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Virgin Money conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.

I used Stirling Law several years past for my conveyancing in Pentre. I now require my file however the law firm has closed. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate 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 Pentre of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Just had an offer accepted on a new build flat in Pentre. Conveyancing is daunting 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 legal work.

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

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 Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

What is the reason for new build conveyancing in Pentre being more expensive?

Purchasing a brand new premises is significantly different from the standard house purchase conveyancing in Pentre. For a start housebuilders normally require contracts to exchange inside a short timeframe, the result being a a great deal of pressure on your lawyer to make sure everything is in order. In addition new build premises frequently involve the checking of adoption of highways, drains, planning considerations, building warranties or architects certificates. Mortgage lender obligations are also more detailed. Given the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.