Is the fact that my solicitor in Caerwent is not identified on my lender's conveyancing panel that there is a problem with the quality of the firm’s work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Caerwent conveyancing firm and enquire why they are no longer on the approved list for your bank.

My brother and I have lately acquired a house in Caerwent. We have noticed several issues with the house which we suspect were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that needed to have been conducted for conveyancing in Caerwent?

It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Caerwent. Conveyancing searches and due diligence initiated during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a property owner answers a form known as a Seller’s Property Information Form. answers turns out to be incorrect, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Caerwent.

I am purchasing a flat and need a conveyancing solicitor in Caerwent who is on the The Mortgage Works solicitor. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Mortgage Works in certain locations such as Caerwent. We dont recommend any particular firm.

I have recentlydiscovered that Stirling Law have closed. They carried out my conveyancing in Caerwent for a purchase of a leasehold apartment 12 months ago. How can I check that the property is in my name in the name of the previous owner?

The easiest method to see if the premises is in your name, you can make 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 Caerwent conveyancing specialists.

I'm purchasing my first flat in Caerwent with a loan from Bank of Ireland. The developers would not move on the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not disclose to my lawyer about the side-deal as it would put at risk my loan with Bank of Ireland. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.