I am considering mortgaging my property in Rhoose, does my lawyer have to be on the Conveyancing panel?

There is nothing to stop you using your solicitor, but will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who handled the conveyancing in Rhoose 4 years ago have long since closed. Will I be able to sell the house?

Assuming you have a registered title the details of your proprietorship will be held by the Land Registry under a Title Number. It is easy to execute a search at the Land Registry, find your property and get current copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.

I'm buying my first flat in Rhoose with a mortgage from . The developers would not budge the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not reveal to my solicitor about this extras as it would jeopardize my loan with the bank. Should I keep quiet?.

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've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Rhoose is where the house is located. Is there any guidance you can impart?

Flying freeholds in Rhoose are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rhoose you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rhoose may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I am thinking of appointing a conveyancing practitioner in Rhoose for my remortgage. Can I check a solicitor's record with the legal regulator?

Members of the public may read documented Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after Jan 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The SRA sometimes monitor call for training reasons.