I am buying a leasehold flat in Baglan. My Solicitor is not listed on the lender solicitor list. Can I still appoint my Baglan conveyancing solicitor notwithstanding that they are excluded from the lender approved list?

Your options include

• Complete the deal with your existing Baglan but your mortgage company will need to appoint a from their conveyancing panel. The net result is additional charges together with likely frustration.
• Get a new to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
• Convince your to apply to join the mortgage company panel

I own a freehold house in Baglan but nevertheless charged rent, why is this and what is this?

It is rare for properties in Baglan and has limited impact for conveyancing in Baglan but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.

We hope to to buy with . We have called around locally yet am struggling to find a Baglan conveyancing firm on the panel. Please you assist?

Feel free to take advantage of the search tool on this site. Pick the lender and type Baglan or your preferred area and you will be presented with numerous conveyancers located in Baglan or near you.

Should our solicitor be raising enquiries about flooding as part of the conveyancing in Baglan.

Flooding is a growing risk for lawyers conducting conveyancing in Baglan. There are those who purchase a house in Baglan, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, but there are a various searches that may be initiated by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Baglan. The conventional set of information supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to find out whether the premises has historically flooded. In the event that the property has been flooded in past which is not notified by the vendor, then a purchaser could bring a claim for damages resulting from an inaccurate response. A buyer’s conveyancers will also commission an enviro report. This should indicate whether there is a recorded flood risk. If so, further investigations will need to be made.

How does the Landlord & Tenant Act 1954 affect my business offices in Baglan and how can your lawyers assist?

The 1954 Act provides security of tenure to business leaseholders, giving them the right to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Baglan