It is a dozen years since I bought my home in Tremeirchion. Conveyancing solicitors have just been appointed on the sale but I am unable to locate my deeds. Is this a problem?

You need not be too concerned. First there is a possibility that the deeds will be retained by your lender or they could be in the possession of the lawyers who acted in your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Most conveyancing in Tremeirchion involves registered property but in the unlikely event that your home is unregistered it is more tricky but is resolvable.

Will our solicitor be making enquiries concerning flooding as part of the conveyancing in Tremeirchion.

Flooding is a growing risk for lawyers carrying out conveyancing in Tremeirchion. Plenty of people will acquire a property in Tremeirchion, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, but there are a numerous checks that may be initiated by the buyer or by their solicitors which should give them a better understanding of the risks in Tremeirchion. The standard completed inquiry forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to determine whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the owner, then a purchaser may issue a legal claim for losses resulting from an incorrect response. The buyer’s lawyers may also conduct an environmental search. This will reveal whether there is any known flood risk. If so, more detailed inquiries will need to be made.

Me and my brother have a renovated Georgian house in Tremeirchion. Conveyancing solicitor represented me and Barclays . I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tremeirchion and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing solicitor who conducted the work.

What is different about your site and other online quote calculators for conveyancing in Tremeirchion?

At this site receive a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the issues for your conveyancing in Tremeirchion. Unlike many estate agents and brokerage sites we do not have kick-back deals with solicitors. A large number of agents and online brokers 'recommend' the firm paying the most per referral, not the best value conveyancing in Tremeirchion

I am 3 weeks into a leasehold purchase having been directed to solicitors by the selling agent to do our conveyancing in Tremeirchion. I am not happy. Can you help me find new solicitors?

They would have to be very poor in order to consider changing them. Has your mortgage offer been sent? In the event that it has you must inform them of the new contact details and ensure the loan are issued to the new lawyers. Your new conveyancer needs to be on the lenders panel to avoid added costs and complications. That should be your first question of the new conveyancers. The search tool should assist you in finding a lender approved solicitor for your conveyancing in Tremeirchion