I am progressing with the sale of my house in Coedpoeth and the EA has just text me to advise that the buyers are appointing a new property lawyer. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their approved list. On what basis would a major mortgage company only work with specific solicitors rather the firm that they want to appoint for their conveyancing in Coedpoeth ?

Mortgage companies have always had panels of law firms that can act for them, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Mortgage companies attribute this action to a rise in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.

It is is a decade since I acquired my house in Coedpoeth. Conveyancing lawyers have just been retained on the sale but I am unable to find my title deeds. Will this jeopardise the sale?

You need not be too concerned. First there is a possibility that the deeds will be retained by your lender or they could be archived with the lawyers who acted in the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Most conveyancing in Coedpoeth relates to registered property but in the unlikely event that your property is unregistered it is more of a problem but is not insurmountable.

I am looking to buy a house and need a conveyancing solicitor in Coedpoeth who is on the Barclays Direct conveyancing. 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 Barclays Direct in certain locations such as Coedpoeth. We dont recommend any particular firm.

A colleague suggested that where I am purchasing in Coedpoeth I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is usually included in the estimate for your Coedpoeth conveyancing searches. It is not a small document of about 40 pages, listing and detailing significant information about Coedpoeth around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information regarding Coedpoeth.

I have justdiscovered that Arc property Solicitors have closed. They carried out my conveyancing in Coedpoeth for a purchase of a leasehold apartment 18 months ago. How can I be sure that the property is in my name in the name of the previous owner?

The quickest way to check if the property is registered to you, you can carry out 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 Coedpoeth conveyancing specialists.