I selected a Neath Port Talbot based lawyer for my conveyancing in Neath Port Talbot last week. Upon checking the official terms of business it is apparent thatwe are liable for charges even if the movedoes not happen. Would I be best advised to use an on-line lawyer offering no completion no cost conveyancing in Neath Port Talbot?

It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the fee levels will generally be higher to offset those conveyances that abort. Please beware that such offerings rarely cover outlay by way of example Neath Port Talbot conveyancing search fees.

Due to complete my purchase in Neath Port Talbot next Thursday. My property lawyer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need to cover?

All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These obligations are not specific to conveyancing in Neath Port Talbot.

What is the first thing I need to know concerning purchase conveyancing in Neath Port Talbot?

You may not hear this from too many lawyers but conveyancing in Neath Port Talbot or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there exists plenty of opportunity for confrontation between you and other parties involved in the ownership transfer. For example, the vendor, property agent and on occasion your mortgage company. Selecting a law firm for your conveyancing in Neath Port Talbot should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the legal process whose interest is to act in your best interests and to keep you safe.

Every so often a potential adversary may attempt to convince you that it is in your interests to do things their way. As an example, the selling agent may claim to be assisting by suggesting your lawyer is dragging his heels. Or your financial adviser may advise you to do something that is contrary to your lawyers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Should our lawyer be raising enquiries concerning flooding during the conveyancing in Neath Port Talbot.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Neath Port Talbot. There are those who purchase a house in Neath Port Talbot, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Conveyancers are not qualified to offer advice on flood risk, however there are a various checks that can be initiated by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Neath Port Talbot. The standard property information forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to find out if the property has suffered from flooding. If the premises has been flooded in past which is not revealed by the vendor, then a purchaser may issue a claim for damages as a result of such an misleading answer. A buyer’s solicitors should also carry out an environmental search. This should reveal whether there is any known flood risk. If so, further investigations will need to be carried out.

I am buying a new build house in Neath Port Talbot with a loan from HSBC Bank. The developers refused to move on the price so I negotiated five thousand pounds worth of extras instead. The property agent told me not disclose to my solicitor about the deal as it would jeopardize my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.