My best friend’s brother is a solicitor. I am hopeful that I will receive mate’s rates for conveyancing, but if not, what kind of costs would I typically be looking at for conveyancing in Neath?

It’s wise to seek 3 or more like-for-like conveyancing estimates. Make use of our comparison tool on this page. Whilst charges may be different but service levels do differ between property lawyers as is the case with the vast majority of professional services.

I am considering mortgaging my apartment in Neath, does my lawyer need to be on the TSB Conveyancing panel?

In theory, you could use a solicitor that is not on the TSB conveyancing panel, but TSB would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Neath is where the house is located. Is there any advice you can impart?

Flying freeholds in Neath are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Neath you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Neath may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

What does commercial conveyancing in Neath cover?

Non domestic conveyancing in Neath covers a wide range of advice, supplied by regulated solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.

My work colleague mentioned that before selecting a conveyancing firm they must be approved by your lender. This is my first house move but I have an offer in principle from HSBC and I already have a family conveyancing lawyer in Neath at the ready. Will Virgin Money need an approved conveyancer to be selected? Does a list of panel firms even exist so I can choose a conveyancing lawyer in Neath?

You need to choose a solicitor that is on the Virgin Money panel. Just ring your preferred Neath conveyancing lawyer and ask if they are on the Virgin Money panel. If they are not on the panel you have a number of choices open to you here:

• Proceed with your chosen Neath property lawyer but Virgin Money will need to retain a property lawyer from their conveyancing panel. This will result in additional charges together with potential interruption.
• Choose a fresh lawyer to conduct the conveyancing, obviously checking they are on the Virgin Money conveyancing panel.
• Convince your property lawyer to pull out all the stops to join the Virgin Money conveyancing panel.