It is a dozen years since I acquired my house in Swansea. Conveyancing solicitors have now been retained on the sale but I can't track down the title documents. Is this a problem?

Don’t worry too much. Firstly there is a possibility that the deeds will be kept by the mortgage company or they could be archived with the lawyers who handled the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Nearly all conveyancing in Swansea involves registered property but in the rare situation where your property is unregistered it is more tricky but is resolvable.

I am purchasing a new build house in Swansea benefiting from help to buy. The developers refused to move on the amount so I negotiated 6k of extras instead. The sale representative suggested that I not inform my solicitor about the deal as it would jeopardize my mortgage with the bank. Is this normal?.

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.

My company is hoping to take an assignment of a lease of an office on the high street. Can you recommend conveyancers offering competitive fees for commercial conveyancing in Swansea for less than £1,200?

We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Swansea, including the disposal and acquisition of businesses as well as simply premises. Whether you are hoping to acquire or dispose of a shop, pub, restaurant, office, retail unit or a whole business we will find you the right lawyer. Regarding the costs these will vary based on the structure and terms of the proposed transaction. Please provide us with your contact information or email us so that we can provide you with a fixed commercial conveyancing calculation.

My step-father has suggested that I appoint his conveyancers in Swansea. Should I use them?

No doubt the ideal way to choose a conveyancing practitioner is to seek feedback from friends or relatives who have previously instructed the conveyancer that you are contemplating using.

What if there is a problem with one of the searches for my conveyancing in Swansea?

Ordinarily, most issues arising from Swansea conveyancing search results can be dealt with in advance of completion or indemnity insurance could possibly be taken. It is important to remember that although you intend on purchasing the property and may be willing to live with the search results, your building society or bank may not, and when all said and done have the final decision.