All was ready to move into my new home in Neath Abbey next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the mortgage company. What does the insurance need to cover?

Any lawyer on acting for banks 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 UK Finance Lenders’ Handbook instructions. These obligations are not limited to conveyancing in Neath Abbey.

It is 10 years ago since I acquired my property in Neath Abbey. Conveyancing solicitors have just been appointed on the sale but I am unable to find my deeds. Is this a major issue?

You need not be too concerned. Firstly the deeds may be kept by your mortgage company or they may stored with the solicitor who acted in the purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Neath Abbey involves registered property but in the unlikely event that your property is unregistered it is more problematic but is resolvable.

Will our solicitor be raising enquiries concerning flooding as part of the conveyancing in Neath Abbey.

Flooding is a growing risk for solicitors carrying out conveyancing in Neath Abbey. Some people will acquire a property in Neath Abbey, fully aware that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to give advice on flood risk, however there are a various searches that may be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Neath Abbey. The conventional set of property information forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to determine whether the property has ever been flooded. If flooding has previously occurred and is not disclosed by the vendor, then a purchaser may commence a legal claim for losses resulting from an inaccurate reply. The purchaser’s solicitors may also order an enviro report. This should disclose whether there is any known flood risk. If so, additional investigations will need to be carried out.

How does conveyancing in Neath Abbey differ for newly converted properties?

Most buyers of new build residence in Neath Abbey contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is finished. This is because developers in Neath Abbey typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Neath Abbey or who has acted in the same development.

My uncle has suggested that I instruct his conveyancing solicitors in Neath Abbey. Do I follow his guidance?

No doubt the ideal way to choose a conveyancing solicitor is to have referrals from friends or family who have actually previously instructed the firm you're considering.