Having been told to check out your company we were going to appoint conveyancing solicitor in Llantarnam endorsed on your site but stumbled across alternative fee calculations on the internet look less expensive – how come?

You can find plenty of conveyancing organisations promoting self styled £99 conveyancing, yet more often than not supplementalcharges result in the final invoice totally different to the one you expected. Conveyancers are obliged to make sure that fees set out in terms of business should be equitable and be applied The conveyancers that we put forward for conveyancing in Llantarnam genuinely set out all charges for the property you plan topurchase.

I am assisting my mother sell her house in Llantarnam. Will the conveyancing solicitor arrange the energy assessment or it is for me to see to?

After the demise of HIPs, energy performance certificates was retained a compulsory part of selling a property. An energy performance certificate must be commissioned prior to the property being put on the market. It is not something that lawyers ordinarily organise. Where you are instructing a Llantarnam conveyancing lawyer they may be willing to arrange EPC’s given their relationships with reputable local providers

I'm the only recipient of my late father’s estate and I have everything in my name now, including the house in Llantarnam. Conveyancing formalities meant that the Land Registry date was in August. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my proprietorship may be treated the same way as if I'd bought the property in August. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. How sensible a view lenders take of it, depend on the bank as this obligation primarily exists to identify subsales or the wholesaling and assigning of properties.

After shopping around on the internet I have found a Llantarnam solicitor having made sure that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?

Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Llantarnam postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Llantarnam.

I have been recommended by two or three local estate agents in Llantarnam to get a quote from a conveyancer on your site. Is there a financial advantage for Estate Agents to promote your lawyers ahead of a competitor’s?

We don’t make any commission for directing people in our direction. We thought it would be too underhand a fee because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

I am thinking of appointing a conveyancing practitioner in Llantarnam for my house move. Is it possible to see a firm’s complaints history with the legal regulator?

Anyone can find published Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA may recorded call for training reasons.

I’m about to sell my ground floor apartment in Llantarnam. Conveyancing has not commenced, however I have just had a quarterly maintenance charge demand – what should I do?

It best that you pay the invoice as normal as all rents and service invoices should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Llantarnam Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

How many of the leaseholders are in arrears for their service charge payments? Does the lease contain onerous restrictions?