We opted for a high street solicitor for my conveyancing in Monmouthshire today. Looking through the Terms and Conditions I noteI am responsible for charges even where the conveyance does not complete. Should I go with them or choose a web based firm promising no move no charge conveyancing in Monmouthshire?

It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the conveyancing charges will tend to be be uplifted to cover the transactions that do not proceed. Dont forget that such schemes generally do not protect you from outlay such your Monmouthshire conveyancing search fees.

The owners have rather pushy vendors who has recommended a lock out agreement with a deposit of 5k. Are such agreements sensible?

There are a couple of primary drawbacks with executing a lock out agreement (sometimes known as a no-shop agreement) is that it takes away the focus from moving forward with the conveyancing transaction itself, so in the absence of it needing minimal or no negotiation then it may transpire to be a cause of frustration and delay. It is not particularly popular amongst Monmouthshire conveyancing solicitors for this reason. A further issue is the extent of the remedies available - a jilted buyer is extremely unlikely to be issued with an injunctive ruling by a court to bar the vendor completing the sale to a third party, so the only remedy available under the contract will be the recovery of abortive charges and, in limited scenarios, the additional payment of penalties.

I am the single recipient of my late mum's will and I have everything in my name now, including the my former home in Monmouthshire. The Monmouthshire property was put into my name in December. I plan to dispose of the property. I understand that there is a CML six month 'rule', which means that my property ownership could be regarded the same way as if I'd bought the house in December. Will no one buy the property for half a year?

The CML handbook mandates conveyancers 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 impacted by that. many banks would take a practical view as this clause is primarily there to identify subsales or the quick reselling of property.

Two weeks ago we had a mortgage agreed in principle with Coventry BS. Monmouthshire conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from Coventry BS?

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

I am due to exchange contracts on my flat. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being pedantic. The Monmouthshire solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am looking for a leasehold apartment up to £195,000 and identified one close by in Monmouthshire I like with open areas and transport links nearby, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Monmouthshire suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.

I own a leasehold house in Monmouthshire. Conveyancing and The Mortgage Works mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Monmouthshire who previously acted has now retired. Do I pay?

The first thing you should do is make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. You do not need to instruct a Monmouthshire conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Leasehold Conveyancing in Monmouthshire - Examples of Questions you should consider Prior to Purchasing

Who manages the block? How is the lease structured? How much is the ground rent and service charge?