I am hoping to move into my new home in Abercarn next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the mortgage company. What does the insurance need to cover?

Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These requirements are not specific to conveyancing in Abercarn.

A relative advised me that in buying a property in Abercarn there could be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?

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

I am purchasing a property in Abercarn. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender be concerned?

As you are obtaining a mortgage with your lawyer must check the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for . The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and are required to report to where a lease fails to satisfy these provisions. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Abercarn.

I am currently in the process of buying my council flat in Abercarn. I have a mortgage offer with . Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.

I have recentlydiscovered that Wolstenholmes have closed. They conducted my conveyancing in Abercarn for a purchase of a freehold house 12 months ago. How can I establish that the property is not still registered in the name of the previous owner?

The easiest way to check if the property is in your name, you can make 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 Abercarn conveyancing specialists.

I am buying a new build apartment in Abercarn. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Abercarn

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I'm selling a property in Abercarn. I have found my conveyancer's company on the CLC list, but I can't find my lawyer's name as listed on the regulator's website. Should I be concerned?

Not all staff in the practice must be listed by the regulator. As long there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unqualified staff.