I am hoping to receive a mortgage with Nat West. I intend to use a Licensed Conveyancer in Neath Port Talbot. Does the Nat West Conveyancing panel allow for conveyancers regulated by the CLC?

The Nat West approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

My lawyer has uncovered a a problem with the lease for the apartment we are purchasing in Neath Port Talbot. The seller’s lawyers have offered defective title insurance as a solution. We are happy with insurance and will pay for it. Our says that he must check that the bank is willing to move forward with this solution. Who is the client here, us or the bank?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your will have no choice but to discontinue acting for you.

My wife and I purchasing a 4 bedroom semi-detached house in Neath Port Talbot. We would like to carry out an extension to the side at the house.Will the conveyancing process involve enquiries to determine if these alterations are prohibited?

Your property lawyer will review the registered title as conveyancing in Neath Port Talbot will on occasion reveal restrictions in the title documents which restrict categories of changes or require the permission of a 3rd party. Certain extensions require local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.

How can we tell if a Neath Port Talbot conveyancing solicitor on the panel is any good?

When it comes to conveyancing in Neath Port Talbot seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor carrying out your transaction.

I have a mortgage with for my property in Neath Port Talbot. Conveyancing has been completed 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform ?

must be informed of your intention prior to letting out your property as this is likely to be a breach of ’s mortgage conditions. It may be that 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 directly. It should not be necessary to do this via a conveyancing panel firm.

I own a renovated Edwardian property in Neath Port Talbot. Conveyancing lawyer represented me and . I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the matching property. Is it worth asking to clarify?

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Neath Port Talbot and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing practitioner who conducted the conveyancing.

Neath Port Talbot Leasehold Conveyancing - A selection of Queries Prior to Purchasing

Best to be warned whether window replacement or some other significant cost is coming up to be shared between the leaseholders and will materially increase the the maintenance costs or result in a specific payment. What is the name of the managing agents? Please tell me if there are any major works on the horizon that could add a premium to the service costs?