We have rather brash sellers who has insisted on a preliminary agreement with a down payment 6,000. Is it wise to enter into such agreements?

There are two primary concerns with signing a lock out contract (occasionally referred to as a shut-out contract) is that it takes away the focus from moving forward with the conveyancing process, so in the absence of it needing little or no negotiation then it could transpire to be a cause of frustration and delay. It is not strongly advocated amongst Neath Abbey conveyancing practitioners as a result. A supplemental issue is the extent of the remedies available - a jilted buyer is extremely unlikely to secure an injunction to bar the seller selling to another buyer, so the only remedy open via the agreement will be the reimbursement of wasted costs and, in limited scenarios, the extra payment of damages.

What can a local search reveal regarding the property my wife and I buying in Neath Abbey?

Neath Abbey conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for instance Searches UK The local search is essential in every Neath Abbey conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search should supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, chain free conveyancing. Neath Abbey is the location of the property. Can you shed any light on this issue?

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 diligently. Your mortgage company 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.

We are 14 days into a leasehold purchase having been referred to a firm by the high street agent to execute conveyancing in Neath Abbey. I am am extremely dissatisfied with the quality of service. Could you you assist me in finding new conveyancers?

They would have to be very poor to suggest replacing them. Has the loan offer been sent? If so you must make them aware of the new conveyancer and have the loan are re-sent. Your solicitor ideally should be on the banks panel to avoid escalating fees and complications. So that should be your first question of the new solicitors. The find a solicitor tool should help you find a bank approved solicitor for your conveyancing in Neath Abbey

Some weeks ago I was advised by my mortgage company that their approved solicitors operate no completion no fee basis for conveyancing in Neath Abbey. Our purchase aborted nevertheless the solicitors have invoiced for search fees! They say the fees are independent!

By promising "no sale no fee" Neath Abbey conveyancing lawyers are writing off their charges for any work done. We must stress this is NOT an insurance scheme. Disbursements aren’t covered – where the solicitor have to pay money out to other people, for instance Neath Abbey local search fees