I am about to complete on the purchase of a property in Ystalyfera but as a result of wreckage from a small fire at the property I have was able negotiate compensation from the vendor of £3k taking the form of a deduction in the price. I had intended this to be addressed as part of amending the contract but Lloyds are not allowing this. Should they have been informed?

Your lawyer that is on the Lloyds approved list is obliged to inform Lloyds of any changes to the sale price. If you prohibit your property lawyer to report the price change to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new property lawyer for your conveyancing in Ystalyfera.

We are planning to move property in February. Does my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you suggest a removal company in Ystalyfera. Conveyancing solicitor was found prior to coming across this site.

On the afternoon of completion you can pick up the keys from the selling agent however this should only happen after the previous owners conveyancers inform the agent that they have the completion monies and the keys can be handed over. After that you will need to tell the removal company that they can start moving you in. We are not in a position to recommend a specific removal company but can assist you in choosing a residential property solicitor in Ystalyfera or a legal practice that specialises in conveyancing in Ystalyfera.

I had a mortgage agreed in principle with RBS. Ystalyfera conveyancing practitioners are appointed. What is the average time that one could expect to receive a mortgage offer from RBS?

There is no definitive answer here. Have RBS done the survey? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

My fiancee and I are spending time looking at flats in Ystalyfera and I am about to put in an offer. Should I already have a conveyancer in place at this stage? I am planning to take a mortgage with Co-operative.

You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are obtaining a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.

I have justbecome aware that Stirling Law have been shut down. They carried out my conveyancing in Ystalyfera for a purchase of a leasehold apartment 9 months ago. How can I check that the property is registered correctly in the name of the previous owner?

The quickest way to see if the premises is in your name, 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 Ystalyfera conveyancing specialists.

In my capacity as executor for the will of my grandmother I am disposing of a residence in Neath but I am based in Ystalyfera. My lawyer (based 250 kilometers from mehas requested that I sign a statutory declaration ahead of completion. Can you recommend a conveyancing solicitor in Ystalyfera who can attest this legal document for me?

strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are Ystalyfera based

I've recently bought a leasehold property in Ystalyfera. Do I have any liability for service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Ystalyfera Leasehold Conveyancing - A selection of Questions you should consider Prior to buying

The best form of lease arrangement is a share of the freehold. In this scenario the leaseholders enjoy being in charge if their destiny and even though a managing agent is usually employed if the building is bigger than a house conversion, the managing agent retained by the leaseholders. If a Ystalyfera lease has less than 80 years it will impact the value of the property. Check with your bank that they are willing to go ahead with the loan given the lease term. A short lease means that you will probably have to extend the lease sooner rather than later and it is worth finding out what this would cost. For most Ystalyferalease extensions you will need to own the residence for two years in order to be entitled to extend the lease. Make sure you find out if the the lease includes any unreasonable restrictions in the lease. For instance it is fairly common in Ystalyfera leases that pets are not permitted in certain buildings in Ystalyfera. If you like the propertyin Ystalyfera however your dog is not allowed to make the move with you then you will be faced difficult choice.