I am hoping to move into my new home in Baglan next Monday. My conveyancer now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What risks does the lender expect the insurance to cover?

All property lawyers 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 Part 2 requirements. These requirements are not unique to conveyancing in Baglan.

I have todaydiscovered that Wolstenholmes have closed. They carried out my conveyancing in Baglan for a purchase of a leasehold flat 18 months ago. How can I check that the property is not still registered in the name of the previous owner?

The easiest way to see if the property 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 Baglan conveyancing specialists.

I'm refinancing my existing property to a BTL mortgage with Chelsea Building Society and I will use the ballance of the raised equity as a deposit on another house. The neighborhood we are interested in is Baglan. Will your conveyancers be able to act for both sets of lenders and link together the two deals?

Make use of our search tool on this site to ensure that the solicitors are on the relevant lender panels. Having checked that they are your solicitor will be able to simultaneously deal with the two conveyancing matters but you should have a chat with you solicitor and make apparent your expectations and needs.

My father-in-law has suggested that I use his conveyancing solicitors in Baglan. Should I choose my own solicitor?

Much as we are happy to recommend a Baglan conveyancing lawyer the ideal way to choose a conveyancing lawyer is to seek referrals from friends or relatives who have actually previously instructed the solicitor that you are contemplating using.

My estate agent has suggested using their conveyancing practitioner for the conveyancing in Baglan - Surely it’s easier to just instruct them?

It is not always the case and you are free to opt for whichever solicitor you prefer for your Baglan conveyancing. A lawyer recommended by an estate agent may not always be the right conveyancer, they may recommend their preferred conveyancing firm who are based far away. In this instance you may not have contact with your lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.