My wife and I are purchasing a apartment in Sketty. It might be a silly question but how we can trust a solicitor? At some point we will need to deposit money into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

The formalities of my purchase has taken place for my property in Sketty. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I am selling my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being a right pain. The Sketty solicitor who is on the conveyancing panel is saying indemnity insurance will be fine but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Should our lawyer be making enquiries about flooding as part of the conveyancing in Sketty.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Sketty. There are those who purchase a property in Sketty, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Conveyancers are not best placed to give advice on flood risk, however there are a various searches that may be initiated by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Sketty. The standard information given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the seller to find out whether the property has suffered from flooding. In the event that the residence has been flooded in past and is not revealed by the vendor, then a buyer may bring a legal claim for losses as a result of such an inaccurate answer. The purchaser’s solicitors should also conduct an enviro report. This should indicate whether there is any known flood risk. If so, more detailed investigations will need to be made.

I have justdiscovered that Action Conveyancing have closed. They conducted my conveyancing in Sketty for a purchase of a freehold house 18 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?

The easiest way to check if the property is registered to you, 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 Sketty conveyancing specialists.

Sketty Leasehold Conveyancing - Sample of Queries before Purchasing

Who takes responsibility for maintaining and repairing the building? How much is the ground rent and service charge? It would be wise to discover as much as possible regarding the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents both financially and when it comes to day to day matters such as the cleanliness of the communal areas. Don't be afraid to ask other people whether they are happy with them. In conclusion, be sure you understand the dates that you are obliged pay the maintenance charge to the appropriate party and precisely what you get for your money.

There are a number of properties in Sketty on unadopted roads. My husband and I are acquiring one such house. What are the advantages and disadvantages of buying a property on a private road?

Sketty conveyancing practices will be familiar with dealing propertieson unadopted roads. The should investigate Land Registry data to find any rights or responsibilities. It is possible that there is a residents association that owners make annual payments for the upkeep of the road. If one exists, the road will likely be maintained and look better than council owned.