I'm in the process of changing my existing standard mortgage to a BTL Coventry Building Society mortgage. I was told by my mortgage that I must appoint a conveyancer as part of the process. I had a chat the same Port Talbot conveyancing practitioner who who completed the conveyancing when I originally purchased the premises. The pricing estimate e-mailed to me of just over five hundred pounds has surprised me as I am not require purchase conveyancing - it’s simply a bog-standard refinance.

The charges are a little high. If you shop around you may be able to get the conveyancing a bit cheaper by as much as a hundred pounds. That being said, assuming were content with the service the firm provided you mightlive to rue choosing an an unknown conveyancer. If is important to be sure that the conveyancer can represent Coventry Building Society. Do use our search tool to select a Port Talbot conveyancing firm on the Coventry Building Society member panel, which can often include conveyancing solicitors in Port Talbot.

Last November we completed a house move in Port Talbot. We have noticed several issues with the house which we believe were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been ordered for conveyancing in Port Talbot?

The query is vague as what problems have arisen and if they are relate to conveyancing in Port Talbot. Conveyancing searches and due diligence undertaken as part of the buying process are carried out to help avoid problems. As part of the legal transfer of property, the vendor answers a questionnaire referred to as a SPIF. If the information is incorrect, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Port Talbot.

I am purchasing my first flat in Port Talbot with the aid of help to buy. The developers would not budge the price so I negotiated £7000 of additionals instead. The estate agent suggested that I not to tell my lawyer about the extras as it could jeopardize my mortgage with The Mortgage Works. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Am I right to be wary that brokers that I am dealing with are encouraging me to use a factory type conveyancing firm as opposed to a local Port Talbot conveyancing firm?

As with many professional services, often input from relatives can be worth their weight in gold. Nevertheless there are lots of players in a conveyancing matter; estate agents, mortgage brokers and lenders might all suggest lawyers to use. Sometimes these lawyers might be known to one of the organisations as being good in their field, but sometimes there may be a commercial relationship behind the endorsement. You are at liberty to select your preferred conveyancer. However, bear in mind that most mortgage providers specify a panel list of lawyers you are obliged to use for the mortgage aspect of your home move.

My nephew is just in the process of moving home, he had his mortgage in principle. After the seller agreed the offer on the flat we rang the mortgage company to progress the mortgage application. I was disappointed to learn that mortgage lenders do not accept all conveyancing practitioner, they must be on their panel, is this correct?

Mortgage Companies ordinarily restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Port Talbot conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.