My Pentyrch conveyancer has uncovered a difference between the information in the home valuation survey and what is in the title deeds. My solicitor has advised that he is duty bound to check that the lender is happy with this discrepancy and is content to go ahead. Is my lawyer’s stance legitimate?

Your solicitor must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Pentyrch. Do I collect the keys to the property on completion from my lawyer? If so, I will use a High Street conveyancing solicitor in Pentyrch?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's lawyers, and once they have received this, you will be invited to pick up the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.

Is it the case that all Pentyrch conveyancing solicitors on the Coventry BS conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Coventry BS approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some banks do permit licenced conveyancers on their panel and in that case the organisation would be governed by the CLC.

I'm spending time viewing apartments in Pentyrch and I am now considering a potential offer. Should I already have a solicitor in place at this point? I intend to finance via a home loan with Principality.

It would be prudent to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are taking out a mortgage with Principality, make sure you remember to check that your lawyer is on the Principality conveyancing panel.

I used Stirling Law a few years ago for my conveyancing in Pentyrch. Now, I need the documents however cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Pentyrch of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am looking for a flat up to £245,000 and identified one near me in Pentyrch I like with a park and transport links in the vicinity, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in Pentyrch suitable, so just wondered if I would be making a mistake buying a short lease?

Should you require a home loan that many years will be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

I am just shy of a 10% deposit on my apartment purchase in Pentyrch , but I am keen go ahead. What can I do?

You can accept a lower deposit. Most sellers will accept a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment