Having sold my house in Baglan last July yet the purchaser is SMS messaging me to say his solicitor needs to hear from mylawyer. What should have happened now that I have sold?

Following your disposal your lawyer is duty bound to send the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. Where appropriate, your conveyancer must also evidence that the legal charge in favour of the lender has been discharged to the buyers lawyers. There are no post completion tasks just for conveyancing in Baglan.

I am due to move house in January. Does my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you recommend a removal company in Baglan. Conveyancing lawyer was chosen before I stumbled across this website.

On the afternoon of completion you can collect the keys from the estate agent however this should only take place once the previous owners conveyancers confirm to the agent that the monies to complete are in and the keys can be handed over. You will need to tell the removal men that they can start moving you in. We are not in a position to recommend a particular removal company but can assist you in locating a conveyancing in Baglan or a solicitor with expertise in conveyancing in Baglan.

Please help - my lawyer advises that lack of building regulations insurance is required on my purchase. What is the level of cover for Baglan conveyancing?

The appropriate level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between Lloyds TSB Bank and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.

We were going to get a DIP from Nationwide this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Baglan solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Baglan solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.

Should my conveyancer be asking questions concerning flooding during the conveyancing in Baglan.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Baglan. There are those who acquire a property in Baglan, fully aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, however there are a various searches that may be carried out by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Baglan. The conventional set of information supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the owner to determine if the property has historically flooded. In the event that flooding has previously occurred which is not notified by the owner, then a purchaser may issue a compensation claim as a result of such an inaccurate answer. The buyer’s lawyers will also carry out an enviro search. This should reveal whether there is any known flood risk. If so, additional investigations should be initiated.

I have justfound out that Stirling Law have closed. They carried out my conveyancing in Baglan for a purchase of a freehold house 10 months ago. How can I establish that my home is not still registered in the name of the previous owner?

The easiest method to check if the property 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.

In my capacity as executor for the estate of my father I am selling a house in Swansea but reside in Baglan. My solicitor (who is 300 kilometers awayrequires that I execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing lawyer in Baglan who can witness this legal document for me?

strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are based in Baglan