We are buying a house and require a conveyancing solicitor in Monmouthshire who is on the solicitor panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for . We don't recommend any particular firms conducting conveyancing in Monmouthshire.

Two weeks ago we had a mortgage agreed in principle with . Monmouthshire conveyancing lawyers were selected. How long does it take for to issue the offer to the ?

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

I have decided to exercise my right to buy my property in Monmouthshire off the council. I have a mortgage agreed with . Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.

Completion of my purchase has taken place for my property in Monmouthshire. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I'm buying my first flat in Monmouthshire with the aid of help to buy. The sellers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not inform my solicitor about the extras as it would impact my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Should I be concerned that brokers that I am dealing with are suggesting a web based conveyancing firm rather than a local Monmouthshire conveyancing company?

As is the case with many professional services, often recommendations from relatives can be extremely useful or valuable. Nevertheless there are numerous players in a conveyancing deal; estate agents, financial adviser and banks might all put forward solicitors to use. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there exists a commercial relationship behind the recommendation. You have the discretion to select your own conveyancer. Don't forget that many banks specify a panel list of solicitors you are obliged to use for the lender related work in your home move.

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable price which is making it all the more appealing. I have just found out that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a leasehold house in Monmouthshire. Conveyancing lawyers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Monmouthshire ?

The majority of houses in Monmouthshire are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Monmouthshire so you should seriously consider shopping around for a Monmouthshire conveyancing practitioner and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example requiring the landlord’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the communal areas where the property is located on an estate. Your solicitor should appraise you on the various issues.

I invested in buying a ground floor flat in Monmouthshire, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Monmouthshire with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ends on 21st October 50

You have 50 years remaining on your lease we estimate the premium for your lease extension to span between £36,100 and £41,800 as well as costs.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.