I can see plenty of here concerning conveyancing in Neath Abbey but what is your top tip for finding the right conveyancer in Neath Abbey

Do not opt for the cheapest Neath Abbey conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I am assisting my niece sell her flat in Neath Abbey. Will the conveyancer commission the energy assessment or it is for the seller to see to?

Following the abolition of HIPs, energy performance certificates was kept a compulsory part of selling a house. An energy assessment must be commissioned in advance of the property being marketed. This is not as aspect of the sale process that solicitors ordinarily arrange. Where you are using a Neath Abbey conveyancing practitioner they may be able to arrange EPC’s given their relationships with long established Neath Abbey energy assessors

I just bought a flat at auction in Neath Abbey. Conveyancing is needed. What are my next steps?

Given that you are now exchanged you should instruct a conveyancing lawyer quickly as you are facing a fast approaching a fixed date to complete the property. All auction property should have a corresponding legal set of papers. This will include evidence of title and search results. Where you are dealing with leasehold property the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You must hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds organised to complete on the on the contractual date .

I used Arc property Solicitors several years past for my conveyancing in Neath Abbey. Now, I need my files but cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Neath Abbey of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in Neath Abbey differ for new build properties?

Most buyers of new build premises in Neath Abbey come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Neath Abbey usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Neath Abbey or who has acted in the same development.

I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Neath Abbey is where the house is located. What do you suggest?

Flying freeholds in Neath Abbey are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Neath Abbey you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Neath Abbey may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

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

Notwithstanding that your last Neath Abbey conveyancing solicitor is not available you can check your lease to see if it allows you to sublet the property. The rule is that if the deeds are silent, subletting is permitted. Quite often there is a prerequisite that you are obliged to seek consent via your landlord or some other party before subletting. The net result is you not allowed to sublet without prior consent. The consent should not be unreasonably turned down. If the lease prohibits you from letting out the property you will need to ask your landlord if they are willing to waive this restriction.

I invested in buying a basement flat in Neath Abbey, conveyancing having been completed 1995. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Neath Abbey with a long lease are worth £165,000. The ground rent is £45 invoiced every year. The lease expires on 21st October 50

You have 50 years left to run we estimate the premium for your lease extension to range between £36,100 and £41,800 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.