Is it correct that all Newbridge CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing list of approved solicitors?

A selection of lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.

I am purchasing a property in Newbridge. One unusual aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Bank of Ireland your lawyer must check the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Bank of Ireland where a lease does not meet these specifications. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Newbridge.

I have finally had an offer on an apartment in Newbridge agreed to, but there is a chain. The owners have offered on on an apartment, however it’s not yet agreed to, and are looking at other flats booked. I have instructed a nearby conveyancing solicitor in Newbridge. What do I do now? At what stage do I apply for the mortgage with RBS?

It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx one thousand pounds, then survey, Newbridge conveyancing search fees, etc). The first thing to do is check that your solicitor is on the RBS approved list. Concerning the next phase this very much dictated by the uniqueness of your case, desire for the property and on the state of the market. During a rising market many buyers will apply for a home loan with RBS and arrange for the valuation and only if it was satisfactory would they request their conveyancer to proceed with searches.

I have justfound out that Action Conveyancing have been shut down. They conducted my conveyancing in Newbridge for a purchase of a leasehold flat 10 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?

The easiest way to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Newbridge conveyancing specialists.

Due to the input of my in-laws I had a survey completed on a property in Newbridge ahead of appointing solicitors. I have been informed that there is a flying freehold element to the property. My surveyor advised that some banks tend not grant a loan on this type of premises.

It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Newbridge. Conveyancing will be smoother if you use a solicitor in Newbridge especially if they are accustomed to such properties in Newbridge.

I was pointed in your direction by three or four local estate agents in Newbridge to find a solicitor on your site. Is there a financial advantage for Estate Agents to offer your lawyers over alternative conveyancing organisations?

We don’t make any commission for sending work in our direction. We thought it would be too underhand to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

I have just appointed agents to market my ground floor flat in Newbridge. Conveyancing lawyers have not yet been instructed, however I have just received a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?

It best that you pay the service charge as normal as all rents and service charges should be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents 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.

Leasehold Conveyancing in Newbridge - Examples of Questions you should ask Prior to Purchasing

What is the maintenance charge and ground rent on the apartment? It would be sensible to enquire if the the lease contains any unreasonable restrictions in the lease. For instance some leases prohibit pets being allowed in certain buildings in Newbridge. If you like the apartmentin Newbridge however your dog is not allowed to live with you then you will be faced difficult compromise. How many years are left on the lease?