I am mortgaging my house in Port Talbot, does my lawyer need to be on the Nottingham Conveyancing panel?

In theory, you could use a solicitor that is not on the Nottingham conveyancing panel, but Nottingham would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when purchasing a property in Port Talbot?

Unless a previous acquisition of the house completed after 12 October 2013 you can take it that lawyers handling conveyancing in Port Talbot to remain recommending a chancel search and or chancel repair liability insurance.

I have recentlybeen informed that Action Conveyancing have closed. They conducted my conveyancing in Port Talbot for a purchase of a freehold house 9 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?

The quickest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Port Talbot conveyancing specialists.

I am purchasing my first flat in Port Talbot benefiting from help to buy. The developers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not inform my lawyer about the side-deal as it may put at risk my mortgage with Bank of Scotland. Is this normal?.

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.

I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Port Talbot is where the house is located. Is there any advice you can impart?

Flying freeholds in Port Talbot are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Port Talbot you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Port Talbot may determine 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 premises.