Do the conveyancing solicitors via your comparison service perform attended exchange conveyancing in Baglan?

We do have a number of conveyancing specialists who can conduct 24hr exchanges. Do call us to obtain a conveyancing quote and details as to availability.

A relative pointed out to me me that in buying a property in Baglan there could be various restrictions preventing external changes to a property. Is this right?

There are a number of properties in Baglan which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Baglan should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have a mortgage with Nottingham for my property in Baglan. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nottingham?

Nottingham must be informed of your intention before renting your property as this is likely to be a breach of Nottingham’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. It should not be necessary to do this via a Nottingham conveyancing panel solicitor.

It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Baglan building society branch on various occasions and was told they are content with the situation and they will lend. My Baglan conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they would not lend based on their published requirements. Who do I believe?

Provided that the conveyancing practitioner is on the bank approved list, they must comply with the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I am buying a new build house in Baglan with the aid of help to buy. The builders refused to move on the price so I negotiated 6k of extras instead. The property agent suggested that I not inform my solicitor about this extras as it could affect my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Am I better off to use a Baglan conveyancing solicitor in close proximity to the house I am buying? I have an old university friend who can deal with the conveyancing however they are based approximately 350kilometers away.

The benefit of a local Baglan conveyancing practice is that you can attend the office to execute documents, hand in your ID and apply pressure on them if necessary. They will also have local knowledge which is a bonus. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and they were content that should trump using an unfamiliar Baglan conveyancing lawyer solely due to them being round the corner.

I've recently bought a leasehold flat in Baglan. Do I have any liability for service charges for periods before my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I inherited a 1st floor flat in Baglan, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Baglan with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ceases on 21st October 2094

With 69 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.