I am acquiring a new build apartment in Baglan and my lawyer is informing me that she is duty bound to the lender to reveal incentives from the seller. I am nearing the developer’s deadline to sign contracts and I don't want to prolong matters. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

In what way does my ID and proof of funds have anything to do with my conveyancing in Baglan? Is this really warranted?

Baglan conveyancing solicitors and indeed property lawyers throughout the UK have an obligation under money laundering regulations to verify the identity of any client in order to satisfy themselves that clients are who they say they are.

Conveyancing clients are required to provide two forms of certified identification; proof of identity (typically a Passport or Driving Licence) and proof of address (typically a Bank Statement less than 3 months old).

Evidence of the origin of funds is also necessary under the money laundering regulations as conveyancers are required to ensure that the funds you are utilising to acquire a property (whether it be the deposit for exchange or the total purchase amount if you are buying mortgage free) has originated from legitimate source (such as an inheritance) rather than the product of illegitimate activity.

I have justbeen informed that Arc property Solicitors have closed. They conducted my conveyancing in Baglan for a purchase of a freehold house 10 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?

The quickest way to see if the premises 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 Baglan conveyancing specialists.

About to purchase a new build flat in Baglan. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Baglan

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

How easy is it to use your search app to choose a conveyancing practitioner in Baglan on the approved list for my lender?

Step one is to pick a mortgage company such as Birmingham Midshires, Bank of Scotland or Alliance & Leicester then type in your preferred area for example Baglan. Conveyancing firms in Baglan and further afield should be identified.