We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would much rather instruct a Baglan based conveyancing firm?
You should check but the chances are that appoint one of their panel lawyers should you want the "fee-free" deal. Contact the mortgage company and determine if they allow a monetary alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Baglan.
Is it necessary to take out insurance to protect me from financial exposure to chancel repairs when acquiring a residence in Baglan?
Unless a previous acquisition of the property completed post 12 October 2013 you can take it that lawyers handling conveyancing in Baglan to remain encouraging a chancel search and or insurance against a claim.
I got the keys to my house on 10 February and the transaction details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Baglan advises it will be recorded in a couple of weeks. Are titles in Baglan uniquely lengthy to register?
As far as conveyancing in Baglan is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timescales can vary subject to the party submitting the application, whether it is in order and if the Land registry need to notify any other parties. Currently approximately three quarters of such applications are fully dealt with in less than three weeks but some can be subject to longer hold-ups. Historically registration occurs once the buyer has moved in to the property thus 'speed' is not always primary concern yet if there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.
As co-executor for the will of my father I am disposing of a house in Neath but live in Baglan. My lawyer (who is 260 miles awayneeds me to execute a stat dec before the transaction finalising. Can you recommend a conveyancing solicitor in Baglan to witness this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are located in Baglan
I am an executor of my recently deceased parent's Will, with a property in Baglan which is to be marketed. The bungalow is unregistered at HMLR and I'm advised that many EAs will insist that it is in place before they'll move forward. What's the procedure for this?
In the circumstances that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.