We selected a local solicitor for my conveyancing in Reynoldston today. After carefully reading the official terms of business I notewe are responsible for charges even if the sale aborts. Should I ditch them and choose an internet firm advertising no-sale-no-fee conveyancing in Reynoldston?

Generally there is a compromise along the lines that if "No Sale No Fee" is available then the conveyancing charges will tend to be be higher to cover the transactions that fail to complete. Please beware that such schemes rarely cover disbursements for example Reynoldston conveyancing search expenses.

It is 10 years ago since I bought my property in Reynoldston. Conveyancing solicitors have just been retained on the sale but I can't find the title deeds. Will this jeopardise the sale?

Don’t worry too much. First there is a chance that the deeds will be retained by your mortgage company or they may be in the possession of the solicitor who acted in the 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 lawyers procuring current official copies of the land registers. Most conveyancing in Reynoldston involves registered property but in the unlikely event that your home is unregistered it is more problematic but is resolvable.

I have todaydiscovered that Arc property Solicitors have closed. They carried out my conveyancing in Reynoldston for a purchase of a leasehold flat 9 months ago. How can I check that my home is registered correctly in the name of the previous owner?

The easiest method to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Reynoldston conveyancing specialists.

I'm purchasing my first flat in Reynoldston benefiting from help to buy. The sellers would not move on the amount so I negotiated £7000 of extras instead. The house builders rep suggested that I not inform my conveyancer about the extras as it would 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.

I opted to have a survey done on a property in Reynoldston ahead of appointing conveyancers. I have been told that there is a flying freehold element to the house. The surveyor advised that some lenders may not issue a mortgage on this type of property.

It depends who your proposed lender is. Lloyds has different requirements from Halifax. If you contact us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Reynoldston. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Reynoldston to see if the conveyancing will be more expensive.