I plan on buying property in Splott. My property lawyer is not listed on the lender conveyancing list. Can I still continue with my Splott conveyancing solicitor even though they are excluded from the lender approved list?

Your options include

• Proceed with your existing Splott property lawyer but your mortgage company will undoubtedly appoint a solicitor from their approved panel. This will result in additional cost and potential interruption.
• Get a new solicitor to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
• Convince your solicitor to pull out all the stops to join the mortgage company panel of solicitors

I am about to exchange on the purchase of a house in Splott but as a consequence of damage from the recent storms I have managed to agree compensation from the owner of £3k taking the form of a reduction in the price. This was going to be addressed as part of a side agreement yet RBS will not agree to this. Why were they informed?

Any solicitor that is on a RBS approved list is duty bound to disclose to RBS of any changes to the sale price. If you prohibit your conveyancer to disclose the price change to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new solicitor for your conveyancing in Splott.

We are looking to buy a flat and require a conveyancing solicitor in Splott who is on the Nationwide solicitor panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Splott.

I need to appoint a conveyancing solicitor for purchase conveyancing in Splott. I have land on a web site which seems to have the ideal answer If it is possible to get all this stuff completed via phone that would be preferable. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

My mum and dad are experiencing problems in finding their Splott land registry title on the online search facility. They have a vague recollection back in the 70’s when they bought the house there were complications regarding Splott not being recognised in some systems.

Nearly all premises in Splott should appear. Have you attempted a search to just the postcode. Ordinarily it will reveal all the houses and flats inside the postcode. Assuming the property is recorded it will show up with a title number. If they bought 50 years ago it's conceivable it may be not yet registered. The address could still be revealed but with the title number shown 'na'. In this scenario you will need to find the original title deeds which could be with your parent’s bank.