I happen to be the sole beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Baglan. The Baglan property was put into my name in August. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership may be considered the same way as if I'd bought the house in August. Is the property unsalable for six months?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this obligation is primarily there to capture the purchase and immediately sell or the wholesaling and assigning of property.

I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Baglan lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Coventry BS has sent the Land Registry the discharge electronically, and
3. Coventry BS has instructed the Land Registry to do so

I am selling my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being difficult. The Baglan solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have been on the look out for a leasehold apartment up to £235,500 and found one near me in Baglan I like with a park and railway links in the vicinity, the downside is that it's only got 52 years on the lease. I can't really find anything else in Baglan in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

Should you need a mortgage that many years will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.

I need to find a conveyancing solicitor for residential conveyancing in Baglan. I happened to stumble upon a web site which appears to be the ideal answer If it is possible to get all the legals done via email that would be ideal. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Looking forward to complete next month on a ground floor flat in Baglan. Conveyancing lawyers inform me that they report fully next week. What should I be looking out for?

Your report on title for your leasehold conveyancing in Baglan should include some of the following:

Do you need to have carpet in the flat or are you allowed wood flooring? Information concerning the obligations in the lease to pay service charges - with regard to both the building, and the wider rights a tenant enjoys if lease caters for for a reserve fund? You should know whether the lease allows you to add or improve aspects of the property- you must be made aware as to whether any restrictions applies to all alterations or limited to structural alteration, and whether consent is mandated necessary Responsibility to repair and maintain the block. It is important that you know which party is duty bound to repair and maintenance of all parts of the block and communal areas

I am the registered owner of a 2 bed flat in Baglan, conveyancing having been completed January 2009. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Baglan with an extended lease are worth £190,000. The ground rent is £45 yearly. The lease runs out on 21st October 2087

You have 62 years unexpired we estimate the price of your lease extension to be between £17,100 and £19,800 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.

Been reading online that Baglan solicitors are more costly than Baglan conveyancers in Baglan to use when buying a house. Am I better off using a conveyancer or a solicitor if I am buying for my home move in Baglan.

When it comes to conveyancing in Baglan the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.