Please help. My Caldicot lawyer is advising me that he is legally obliged toapply for Caldicot conveyancing searches becausethe firm are on the HSBCconveyancing panel. Is this really necessary?

You have limited options available to you. Given that you are taking out a loan with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Caldicot conveyancing searches.

How up to date is your database of Caldicot solicitors on the Coventry BS conveyancing panel? Do Coventry BS send you an updated list?

Caldicot conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.

I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Caldicot is the location of the property. Can you shed any light on this issue?

Flying freeholds in Caldicot 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 Caldicot you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Caldicot 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 property.

I am employed by a busy estate agency in Caldicot where we have witnessed a number of leasehold sales jeopardised as a result of leases having less than 80 years remaining. I have been given contradictory information from local Caldicot conveyancing firms. Please can you confirm whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I acquired a 2 bed flat in Caldicot, conveyancing was carried out October 1996. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Caldicot with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2091

With only 66 years left to run we estimate the premium for your lease extension to be between £11,400 and £13,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.

My partner and I are in the market for an affordable conveyancing lawyer in Caldicot to assist me in selling my place. I want to avoid being ripped off and there are so many Caldicot conveyancing firms out there...who's the best?

A trustworthy personal recommendation from a friend or family member who has used a conveyancing lawyer before is no doubt a preferable. Almost everyone has used a conveyancing lawyer at some point. Do use our comparison tool for Caldicot conveyancing quotes