Is there a search tool that I can utilise to check that the solicitor conducting my conveyancing in Monmouthshire is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Godiva Mortgages Ltd thus paying £175.00 in another set of conveyancing costs.

You should make the most of the find a lender approved solicitor tool on this page. Pick the lender and type ‘Monmouthshire’ or your preferred area and you will discover numerous conveyancers based in Monmouthshire or by proximity to you.

I am assisting my niece sell her property in Monmouthshire. Will the solicitor commission the EPC or it is for the seller to see to?

Following the abolition of Home Packs, energy performance certificates was maintained a mandatory component of moving property. An energy performance certificate should be commissioned prior to the property being advertised. It is not something that law firms ordinarily arrange. If you are using a Monmouthshire conveyancing lawyer they may be able to arrange energy assessments given their contacts with reputable Monmouthshire energy assessors

Have just purchased a probate house at auction in Monmouthshire. Conveyancing is required. What are my next steps?

Now that you have legally committed yourself to purchase you must find a conveyancing practitioner as a matter of priority as you now have a fast approaching a drop dead date to complete the transaction. All auction property should have a corresponding legal pack. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold property the legal pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You must hand this to the lawyer instructed by you as soon as possible. You also need to ensure that that you have the requisite funding organised to complete on the date specified in the contract.

I'm the sole beneficiary of my late father’s will and I have everything in my name alone, including the my former home in Monmouthshire. Conveyancing formalities meant that the Land Registry date was in August. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship may be considered the same way as though I had purchased the house in August. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook requires 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 lenders would take a sensible view as this provision is chiefly there to capture the purchase and immediately sell or the quick reselling of property.

I am buying my first flat in Monmouthshire with the aid of help to buy. The sellers would not move on the price so I negotiated 6k of additionals instead. The property agent suggested that I not inform my lawyer about the side-deal as it will affect my mortgage with Godiva Mortgages Ltd. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Back In 2006, I bought a leasehold house in Monmouthshire. Conveyancing and Barclays mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Monmouthshire who acted for me is not around. Do I pay?

First contact the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Monmouthshire conveyancing firm to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I acquired a 1 bedroom flat in Monmouthshire, conveyancing was carried out February 2004. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Monmouthshire with over 90 years remaining are worth £216,000. The ground rent is £50 invoiced annually. The lease terminates on 21st October 2094

With 69 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.

We have had DIP from The Royal Bank of Scotland who have advised that they will lend up to £300k. When do we need to appoint a practitioner for conveyancing? Monmouthshire is where we are .

You can instruct a solicitor now so that the lawyer can open the file so they can conduct the AML checks etc. Once you wish them to commence work you will be asked for a payment on account normally approximately £225. That should normally be once you have the loan offer from the lender and valuation results, but should you wish to expedite matters you can start the ball rolling sooner albeit risking some expense.