The deeds to our property are lost. The conveyancers who handled the conveyancing in Rhayader 4 years ago no longer exist. Will I be able to sell the house?

These day there are copies made of almost everything, and your conveyancer will know precisely where to look for all the suitable documentation so you can purchase or sell your house without a hitch. Where duplicates can’t be found, your conveyancer may be able to put in place insurance or indemnities protecting you against possible claims on the property.

I'm purchasing a new build house in Rhayader benefiting from help to buy. The sellers would not move on the amount so I negotiated £7000 of extras instead. The house builders rep advised me not inform my lawyer about the extras as it will affect my loan with Coventry Building Society. Do I keep my lawyer in the dark?.

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 have been on the look out for a ground for flat up to £245,000 and identified one near me in Rhayader I like with a park and transport links nearby, however it's only got 51 years unexpired on the lease. There is not much else in Rhayader for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you require a mortgage the remaining unexpired lease term may be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.

We're first time buyers - agreed a price, but the estate agent told us that the owners will only go ahead if we appoint the agent's chosen conveyancers as they need an ‘expedited deal’. We would rather use a high street solicitor accustomed to conveyancing in Rhayader

It is unlikely the vendors are behind this. If they desire ‘a quick sale', taking such a hostile approach to a serious buyer is likely to cause more damage than good. Speak to the owners direct and make the point that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you will continue to use your preferred Rhayader conveyancing lawyers - not the ones that will give the negotiator at the agency a introducer fee or achieve conveyancing figures set by senior management.

Do I have to attend the offices of the lender conveyancing panel solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Rhayader so that I can attend their offices when needed.

Most conveyancing panel lawyers for the mortgage company undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Rhayader. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.