My partner and I are only a couple days away from an exchange on a house in Neath Port Talbot and my mum and dad have sent the exchange deposit to my conveyancing practitioner. I am now informed that as the deposit has been received from someone other than me my lawyer needs to disclose this to my lender. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I advised the bank about my parents' contribution when I applied for the home loan, so is it really appropriate for this now to hold matters up?

Your solicitor is obliged to check with the bank to make sure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only reveal this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.

In what way does my ID and proof of funds have anything to do with my conveyancing in Neath Port Talbot? What am I being asked for?

Neath Port Talbot conveyancing solicitors as well as nationwide property lawyers throughout the UK have an obligation under money laundering regulations to check the ID of any client with a view to satisfy themselves that clients are who they say they are.

Conveyancing clients will need to produce two forms of certified identification; proof of ID (typically a Passport or Driving Licence) and evidence of address (typically a Utility Bill less than 3 months old).

Proof of source of funds is also required in compliance with the money laundering regulations as conveyancers are mandated to check that the money you are utilising to buy a property (whether it be the deposit for exchange or the full purchase price where you are buying without a mortgage) has come from a reputable source (such as an inheritance) rather than the fruits of criminal activity.

There are plenty of conveyancing solicitors in Neath Port Talbot but how do I know who's good?

Do not opt for the lowest Neath Port Talbot conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

My bid for a property was accepted at auction in Neath Port Talbot. Conveyancing is required. What happens now?

Having to all intents and purposes signed on the dotted line you will need to appoint a conveyancing solicitor soon as you now have a pending a drop dead date to complete the transaction. All auction property will have an associated legal pack. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the legal pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You should pass this on to your appointed conveyancing solicitor ASAP. Do make sure that you have funds in order to complete the transaction on the set completion date.

Completion of my remortgage has taken place for my property in Neath Port Talbot. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

In what way does the Landlord & Tenant Act 1954 affect my commercial property in Neath Port Talbot and how can you help?

The particular law that you refer to affords security of tenure to commercial tenants, granting the a statutory right to apply to court for a new tenancy and continue in occupation when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Neath Port Talbot is one of the hundreds of locations in which the firms we work with are based

I own a leasehold flat in Neath Port Talbot. Conveyancing and TSB mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Neath Port Talbot who acted for me is not around. What should I do?

The first thing you should do is contact the Land Registry to make sure that the individual claiming to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a Neath Port Talbot conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Neath Port Talbot Conveyancing for Leasehold Flats - Examples of Queries before buying

What is the maintenance charge and ground rent on the flat? Is the freehold owned collectively by the leaseholders? Most Neath Port Talbot leasehold properties will have a service charge for maintenance of the block levied on behalf of the landlord. Should you acquire the flat you will have to meet this liability, normally periodically accross the year. This can differ from several hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a rentcharge for you to pay yearly, this is usually not a exorbitant amount, say approximately £25-£75 but you should to check it because sometimes it could be many hundreds of pounds.