Do conveyancers request money on account for conveyancing in Neath Abbey?

If you are buying a property in Neath Abbey your lawyer will ask you place them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any down payment is payable against the total price then this should be asked for immediately ahead of exchange of contracts. Any further balance that is needed should be sent to your lawyer a few days ahead of the completion date.

Can you clarify what the consequences are if my lawyer’s firm is removed from the HSBC Solicitor panel ahead of completing my conveyancing in Neath Abbey?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

This question may be naive but I am unexperienced as FTB of a garden flat in Neath Abbey. Do I collect the keys to the property on completion from my conveyancer? If so, I will instruct a local conveyancing solicitor in Neath Abbey?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the vendor’s lawyers, and once they have received this, you should be called to receive the keys from the selling Agents and move into your new home. Usually this occurs between 1 and 3pm.

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

If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
3. Skipton has instructed the Land Registry to do so

Intending to buy a flat in Neath Abbey. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Neath Abbey solicitor is on the Coventry BS conveyancing panel.

I know that there are debates on Chancel Insurance on online forums. Do I need this when buying a residence in Neath Abbey? or Apparently there is a law dating back centuries that could mean that homeowners residing in a parish church boundary may be liable to pay for maintenance towards the chancel in proximity to the church. Is this appropriate for conveyancing in Neath Abbey?

Unless a previous purchase of the house took place after 12 October 2013 you could expect solicitors conducting conveyancing in Neath Abbey to remain recommending a chancel search and or insurance against a claim.

Can you shed any light on the scope of conveyancing offered by Neath Abbey conveyancing organisations?

For the most part Neath Abbey conveyancing firms will provide a broad spectrum of services to residential and rural land proprietors, sellers, first time buyers, landlords and tenants which may include:

House sale conveyancing in Neath Abbey and throughout the rest of the country Residential purchase conveyancing in Neath Abbey and also around the country Helping tenants collectively buy their freehold (Collective Enfranchisement) including setting up the necessary companies Neath Abbey conveyancing for repossessed property Overage Agreements and conditional Contracts Estate Conveyancing