I am hoping to receive a mortgage with Nat West. I hope to employ the services of a Licensed Conveyancer in Neath Port Talbot. Does the Nat West Conveyancing panel allow for Licensed Conveyancers?

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

I am close to exchanging contracts on the sale of our home in Neath Port Talbot and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street Neath Port Talbot lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a national conveyancing practice rather than a conveyancing solicitor in Neath Port Talbot. We have lived in Neath Port Talbot for six years we know that this is a non issue. Do we get in touch with our local Authority to seek confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

I have recentlybecome aware that Stirling Law have been shut down. They carried out my conveyancing in Neath Port Talbot for a purchase of a freehold house 18 months ago. How can I establish that the property is not still registered in the name of the former proprietor?

The quickest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Neath Port Talbot conveyancing specialists.

I am intending to sublet my leasehold apartment in Neath Port Talbot. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Even though your previous Neath Port Talbot conveyancing lawyer is not available you can review your lease to check if it allows you to sublet the property. The rule is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you must seek permission from your landlord or some other party prior to subletting. The net result is you not allowed to sublet in the absence of prior permission. The consent is not allowed to be unreasonably withheld. If your lease prohibits you from subletting the property you should ask your landlord for their consent.

I bought a ground floor flat in Neath Port Talbot, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Neath Port Talbot with a long lease are worth £180,000. The ground rent is £65 charged once a year. The lease finishes on 21st October 2084

With only 59 years remaining on your lease the likely cost is going to range between £20,900 and £24,200 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

We are expecting to exchange on the purchase a property in Neath Port Talbot but as a result of damage from the recent storms I have negotiated reparation from the owner of £2k by way of a deduction in the price. This was going to be dealt with as part of the conveyancing process yet my bank will not agree to this. Why were they involved?

Your conveyancing practitioner being on a bank conveyancing panel is obliged to inform the lender of any changes to the sale price. If you prohibit your conveyancer to notify the price change to your lender then they would need to discontinue representing you and the bank.