I am hoping to complete my purchase in Glynneath next Monday. My lawyer 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 mortgage company. What does the insurance need to cover?

Any lawyer on acting for mortgage companies 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 instructions. These obligations are not specific to conveyancing in Glynneath.

We previously selected conveyancers located in Glynneath on the Yorkshire BS solicitor approved list. They are now charging me a further fee for the legal aspects of the Yorkshire BS mortgage. Is this a supplemental conveyancing fee set by Yorkshire BS?

Provided it is contained in their Terms and Conditions or estimate then yes your property lawyer may charge a fee for this. This charge is not set by Yorkshire BS but by your Glynneath conveyancer. Plenty of firms on the Yorkshire BS panel will charge an ‘acting for lender’ fee but some practices incorporate it on their overall fee.

Last month we had a mortgage agreed in principle with Clydesdale. Glynneath conveyancing lawyers are appointed. How long does it take for Clydesdale to issue the offer to the conveyancing practitioner?

Some lenders take longer than others. Have Clydesdale done the survey? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I have a mortgage with HSBC for my property in Glynneath. Conveyancing was finalised months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform HSBC?

You must advise HSBC in advance of letting out your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. You need not do this via a HSBC conveyancing panel solicitor.

The estate agent has sent us the confirmation of our purchase of a new build flat in Glynneath. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Glynneath

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Glynneath is the location of the property. Is there any advice you can impart?

Flying freeholds in Glynneath are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Glynneath you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Glynneath 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 residence.

Should I appoint a Glynneath conveyancing lawyer based in the area that I am purchasing? I have an old university friend who can conduct the conveyancing but her office is approximately 350miles away.

The primary upside of using a high street Glynneath conveyancing firm is that you can visit the firm to sign paperwork, hand in your ID and pester them where appropriate. Having local Glynneath know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and in the main were content that should surpass using an unknown Glynneath conveyancing lawyer solely due to them being based in the area.