I was told yesterday by my financial adviser that my Neath Port Talbot lawyer is not on the mortgage company Solicitor panel. What can I do to be sure whether this is correct?
You need to contact your Neath Port Talbot conveyancer. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they may recommend you to a Neath Port Talbot conveyancing firm that is on the conveyancing panel for your mortgage company.
It is 10 years ago since I acquired my house in Neath Port Talbot. Conveyancing lawyers have now been appointed on the sale but I can't locate the title documents. Is this a problem?
You need not be too concerned. Firstly there is a chance that the deeds will be with your mortgage company or they could be in the possession of the conveyancers who acted in your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. The vast majority of conveyancing in Neath Port Talbot relates to registered property but in the rare situation where your property is unregistered it is more problematic but is not insurmountable.
Do commercial conveyancing searches reveal impending roadworks that may impact a commercial premises in Neath Port Talbot?
Many commercial conveyancing solicitors in Neath Port Talbot will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Neath Port Talbot. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Neath Port Talbot.
For each commercial conveyancing transaction in Neath Port Talbot it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Neath Port Talbot commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Neath Port Talbot.
I used Action Conveyancing several years past for my conveyancing in Neath Port Talbot. I now require my papers but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Neath Port Talbot of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Is it possible to change conveyancer as I need to retain one who is on the Barnsley Building Society conveyancing panel. I instructed a family conveyancing solicitor in Neath Port Talbot round the corner but he is not approved by Barnsley Building Society
It would be our pleasure to help you select a conveyancing solicitor in Neath Port Talbot on the Barnsley Building Society panel. Please note that the conveyancers that we work with do not pay us a referral fee if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Neath Port Talbot. In making use of the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Neath Port Talbot.
I am an executor of my recently deceased mum’s Will, with a bungalow in Neath Port Talbot which will be sold. The bungalow has never been registered at the Land Registry and I'm told that some purchasers will insist that it is in place before they will proceed. What's the mechanism for this?
In the circumstances that you have set out it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.