I am getting a offer of a home loan from Santander. I would like to retain the legal services of a Licensed Conveyancer in Baglan. Does the Santander Solicitor panel include Licensed Conveyancers?

The Santander conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

I have given 2 months notice to my existing landlord and have to leave my rented apartment in Baglan by the end of next month. Conveyancing for my house purchase is underway. Is it possible to complete in 5 weeks as I wish to avoid having to find short term accommodation?

It is unwise to provide notice on a rental unless you have exchanged. If you have not previously done so, notify to your conveyancer and request that they seek the assistance the other side, try to an acceptable time-line that all parties will work to achieve

This question may be naive but I am unseasoned as a first time buyer of a two bedroom flat in Baglan. Do I pick up the keys to the house on completion from my lawyer? If so, I will appoint a local conveyancing solicitor in Baglan?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you will be invited to pick up the keys from the selling Agents and move into your new home. Usually this occurs between 1 and 3pm.

I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Baglan building society branch on a couple of occasions and was told it does not impact the mortgage offer and they would lend. My Baglan conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend in accordance with their published requirements. I simply don't know who is right.

The lawyer has to follow the Council of Mortgage Lenders’ Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am selling my house. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Virgin Money are being difficult. The Baglan solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?

It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Baglan. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Baglan

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Am I best advised to use a Baglan conveyancing solicitor who is local to the property I am purchasing? We have a good friend who can handle the legal work however her office is over three hundred kilometers away.

The benefit of a local Baglan conveyancing practice is that you can pop in to execute documents, present your identification documents and apply pressure on them where appropriate. They will also have local insight which is a benefit. However it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and the majority were impressed that should outweigh using an unknown Baglan conveyancing solicitor just because they are based in the area.