It is a dozen years since I bought my home in Brecon Beacons. Conveyancing lawyers have just been retained on the sale but I am unable to track down the title deeds. Will this jeopardise the sale?

You need not be too concerned. Firstly there is a chance that the deeds will be with your mortgage company or they may be in the possession of the solicitor who oversaw the purchase. Secondly in all probability the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. The vast majority of conveyancing in Brecon Beacons relates to registered property but in the unlikely event that your property is not registered it is more tricky but is not insurmountable.

What will a local search tell me about the house I am buying in Brecon Beacons?

Brecon Beacons conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for example Searches UK The local search is essential in every Brecon Beacons conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

I am buying a new build flat in Brecon Beacons. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Brecon Beacons

Please confirm the Lease plans are architect prepared. Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

I have been advised by a number of property agents in Brecon Beacons to find a solicitor using your seach tool. What’s the financial incentive for Estate Agents to recommend your lawyers over another?

We refuse to give any referral fee for pointing buyers and sellers in our direction. We found it would be just too difficult a fee because a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

We are a couple of weeks into a freehold purchase having been directed to conveyancers by the high street agent to execute conveyancing in Brecon Beacons. I am am extremely frustrated with the quality of service. Can you you assist me in finding new solicitors?

They would have to be very bad to suggest diss instructing them. Has the mortgage offer been issued? If so you need to inform them of the new solicitor and ensure the offer are re-sent. The conveyancer should be on the banks panel to avoid escalating charges and delays. So that should be your starting point. Our find a solicitor tool should help you find a lender approved solicitor for your conveyancing in Brecon Beacons