We have very brash vendors who has insisted on a preliminary agreement with a payment of 5k. Are such agreements sensible?

This form of arrangement is unusual in Crynant, conveyancers will often encourage clients away from them as they detract from the main conveyancing focus and if you end up losing your deposit then the lawyer at best left with an upset client and at worst a litigious one. Secondly, there is no assurance that just because the owner has entered into an exclusivity agreement they will sell to you. They may breach the contract if they receive a large enough incentive to do so because an aggrieved claimant with the benefit of a exclusivitycontract will still have to show losses as a consequence of the breach and these may not amount to the financial upside that the owner may obtain by reneging on the contract, however morally reprehensible that may be.

As someone unfamiliar with conveyancing in Crynant what is the number one tip you can give me concerning the house moving process in Crynant

You may not hear this from too many lawyers but conveyancing in Crynant or throughout Neath Port Talbot is an adversarial experience. In other words, when it comes to conveyancing there exists an abundance of room for conflict between you and others involved in the ownership transfer. For example, the seller, selling agent and sometimes your mortgage company. Choosing a solicitor for your conveyancing in Crynant should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the transaction whose responsibility is to protect your legal interests and to protect you.

Every so often a potential adversary will attempt to persuade you that it is in your interests to do things their way. For instance, the property agent may claim to be helping by suggesting your solicitor is wrong. Or your mortgage broker may advise you to do take action that is contrary to your lawyers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

I am expecting a AIP from Skipton this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Crynant solicitors on the Skipton conveyancing panel, or is it better to go independently?

You will need to appoint Crynant solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.

I am currently in the process of buying my council flat in Crynant. I have a mortgage agreed with Virgin Money. 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 Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.

I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Crynant solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Crynant surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Me and my brother have a 4 bedroom Edwardian house in Crynant. Conveyancing lawyer acted for me and Accord Mortgages Ltd. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the exact same address. Is it worth asking Accord Mortgages Ltd to clarify?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Crynant and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing lawyer who conducted the conveyancing.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Crynant. Conveyancing is daunting 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 legal work.

Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Crynant

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply a car parking plan. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.