My father informed me that in buying a property in Port Talbot there could be various restrictions affecting the ability to carry out external changes to the property. Is this right?

We are aware of a number of properties in Port Talbot which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Port Talbot should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My wife and I purchasing a detached bungalow in Port Talbot. The intention is to carry out a loft conversion at the house.Will legal work on the property involve investigations to ascertain if these alterations were previously refused?

Your property lawyer should check the deeds as conveyancing in Port Talbot can occasionally identify restrictions in the title deeds which prevent categories of alterations or require the permission of a 3rd party. Many works need local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.

I'm the sole beneficiary of my late grandmother’s will and I have everything in my name alone, including the my former home in Port Talbot. Conveyancing formalities meant that the Land Registry date was in March. I want to move. I understand that there is a CML six month 'rule', which means that my property ownership could be treated the same way as if I'd bought the house in March. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. How practical a view lenders take of it, depend on the bank as this requirement chiefly exists to identify the purchase and immediately sell or the wholesaling and assigning of property.

Just had an offer accepted on a new build apartment in Port Talbot. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Port Talbot

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan.

I am looking for a leasehold apartment up to £235,500 and found one near me in Port Talbot I like with amenity areas and railway links nearby, however it only has 52 remaining years left on the lease. There is not much else in Port Talbot for this price, so just wondered if I would be making a mistake acquiring a short lease?

If you need a home loan that many years may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.

Is it simple use the search facility to find a conveyancing lawyer in Port Talbot on the authorised to act for my lender?

Step one is to select a lender such as Birmingham Midshires, The Mortgage Works or Nottingham Building Society then choose your location for example Port Talbot. Conveyancing firms in Port Talbot and across England and Wales should be listed.

I’m about to sell my ground floor flat in Port Talbot.Conveyancing solicitors are to be appointed soon but I have just had a quarterly service charge invoice – Do I pay up?

The sensible thing to do is clear the service charge as usual because all rents and maintenance charges should be allottedon completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process