We are a couple about to exchange contracts for a ground floor flat in Baglan. We have hit a problem. Our loan offer with Barnsley Building Society runs out on 27/1/2026 but the sellers are suggesting a completion date of 29/1/2026. Is it possible to extend the loan expiry date?
The person best placed to address this issue is your solicitors who should assess whether he or she is corresponding with the bank, seller’s solicitors, selling agents or possibly all parties based on the circumstances your conveyancing to date.
We are planning to acquire a property and require a conveyancing solicitor in Baglan who is on the TSB approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Baglan.
When looking at online forums for an online solicitor in Baglan, most comment that I should use a CQS kitemarked lawyer. Can you explain what CQS is?
Baglan Conveyancing Quality Scheme practices have been granted certification by the law Society The Law Society introduced CQS to establish evidence of quality standards in the in the legal transfer of properties. CQS helps home movers to identify solicitor firms who provide a quality residential conveyancing. Baglan is one of the many areas in England and Wales in which CQS have offices. The scheme requires practices to undergo a strict assessment, compulsory training, self-reporting, random audits and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Building Societies Association.
There are numerous conveyancing solicitors in Baglan but how do I know who's good?
Do not opt for the lowest Baglan conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
We previously appointed conveyancing lawyers locally in Baglan on the Kent Reliance solicitor panel. They are now charging me a supplemental charge for the legal aspects of the Kent Reliance mortgage. Is this a supplemental conveyancing fee specified by Kent Reliance?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner can charge a fee for this. This charge is not set by Kent Reliance but by your Baglan property lawyer. Some firms on the Kent Reliance panel will quote an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
Virgin Money have agreed my home loan in principle, my bid on a house in Baglan has been agreed to, what are the next steps?
The estate agent will wish to know who your solicitors are (ensure that the property lawyers are on the bank’s panel). Telephone Virgin Money or the financial adviser and complete any outstanding paperwork. Virgin Money will appoint a valuer who will get in touch with the estate agent or owners to arrange a slot for the valuation to happen. Once carried out (assuming no problems) it takes about ten days to get a mortgage offer. Virgin Money will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Baglan.
The conveyancers conducting our conveyancing in Baglan has sent papers to review that reveal that the property is unregistered with epitome documents. Is it not the case that all property in Baglan should be registered?
Whilst the vast majorities of properties in Baglan are now registered with HMLR there are still a few that remain unregistered. Any property in Baglan that has been purchased since the late 1980’s will have been registered at the HMLR under the compulsory ‘first registration’ scheme. However, if a Baglan property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Baglan conveyancing lawyers should be capable of dealing with this type of conveyancing but if any uncertainty prevails the prevailing recommendation presently seems to be for the seller’s conveyancer to register it first and then sell - this no doubt result in a significant delay.