I'm in the process of swapping over from my existing standard mortgage to a Buy to Let Chelsea Building Society mortgage. The bank has said that I require a conveyancer for this. I spoke to my previous Neath conveyancing solicitor who acted on my behalf when I previously purchased the house. The fee calculation e-mailed to me of £550 has shocked me as I am not require purchase conveyancing - it’s simply a bog-standard refinance.

The estimate does seem a tad steep. If you shop around you may be able to shave off some of the cost by as much as £100 plus VAT. That being said, assuming were content with the legal work the firm gave you couldcome to regret choosing an a cheaper solicitor. If is important to be sure the solicitor can also act for Chelsea Building Society. Do utilise our search tool to locate a Neath conveyancing firm on the Chelsea Building Society approved list of lawyers, which can often include conveyancing solicitors in Neath.

Various internet forums that I have come across warn that are the main reason for delay in Neath house deals. Is this right?

The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of holding up conveyancing in Neath.

I decided to have a survey carried out on a house in Neath before instructing lawyers. I have been informed that there is a flying freehold element to the property. The surveyor has said that some banks tend refuse to grant a loan on such a premises.

It varies from the lender to lender. Santander has different requirements from Halifax. Should you wish to telephone us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Neath. Conveyancing will be smoother if you use a solicitor in Neath especially if they regularly deal with such properties in Neath.

We're novice buyers - agreed a price, but the property agent advised that the owners will only move forward if we appoint their recommended solicitors as they need a ‘quick sale’. Our preferred option is to instruct a family solicitor who is familiar with conveyancing in Neath

It is unlikely the sellers are driving this. Should the seller desire ‘a quick sale', alienating a motivated buyer is going to damage their objectives. Bypass the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you are going to use your preferred Neath conveyancing lawyers - as opposed tothe ones that will provide their estate agent a introducer fee or hit his conveyancing targets demanded by head office.

Having had my offer accepted I require leasehold conveyancing in Neath. Before diving in I would like to find out the remaining lease term.

If the lease is registered - and 99.9% are in Neath - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Neath Leasehold Conveyancing - Sample of Queries before Purchasing

Plenty Neath leasehold apartments will have a service bill for the upkeep of the building invoiced on behalf of the freeholder. Should you purchase the flat you will have to pay this liability, usually periodically throughout the year. This can vary from two or three hundred pounds to thousands of pounds for bigger purpose-built blocks. In all likelihood there will be a rentcharge for you to pay annual, this is usually not a large amount, say about £50-£100 but you need to check as occasionally it could be prohibitively expensive. The prefered form of lease arrangement is where the freehold reversion is in the ownership of the leaseholders. In this situation the leaseholders enjoy control and notwithstanding that a managing agent is frequently retained if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. In the main the outlay for major works are not included within maintenance charges, although some managing agents in Neath require leasehold owners to pay into a sinking fund and this is used to offset against larger repairs or maintenance.