I am about to complete on the purchase of a property in Llanarth but as a consequence of wreckage from a small fire at the property I have was able negotiate recompense from the seller in the sum of £2k by way of a reduction in the price. This was going to be dealt with as part of a side agreement but are not allowing this. Should they have been informed?

The that is on a conveyancing panel is obliged to inform of any variations to the sale price. If you were to refuse your to disclose the reduction to then they would have to discontinue acting for you. In addition, and you would have to appoint a new for your conveyancing in Llanarth.

It is a dozen years since I purchased my house in Llanarth. Conveyancing solicitors have recently been instructed on the sale but I can't find my title documents. Will this jeopardise the sale?

You need not be too concerned. First the deeds may be with your mortgage company or they may be in the possession of the conveyancers who acted in your 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 obtaining up to date copy of the land registers. The vast majority of conveyancing in Llanarth relates to registered property but in the rare situation where your property is unregistered it is more problematic but is not insurmountable.

We're in Llanarth, FTBs purchasing with a mortgage (lender is , and our solicitor is on the conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I need to instruct a conveyancing lawyer in Llanarth for my remortgage. Is there any facility to check a firm’s complaints history with the profession’s regulator?

Members of the public can review presented Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator may monitor telephone calls for training reasons.

My step-mother completed her conveyancing in Llanarth in 2005. She has been married, widowed and has recently remarried. She now intends to dispose of the Llanarth property. I think she will just be need to provide a copy of her marriage certificates to the however she is anxious it could delay the sale of the house. Is it worth updating the Land Registry details for the house?

It is not absolutely necessary to update the title for the property as long as you have the evidence required to demonstrate how the name change resulted.

The purchaser’s will review the land registry information and requisition evidence to prove the name change e.g. marriage certificates.