Just contacted my conveyancing solicitor in Newbridge who acted for me 18 months ago requesting a conveyancing quote based on an identical type of house move (a leasehold residence and a freehold property) of almost identical values with a loan from Britannia. It looks as though am now being quoted twice the amount. Stick with what I know or do I seek out an alternative conveyancer?

The estimate does seem a tad steep. If you are prepared to expend time comparing prices you might get the conveyancing a bit cheaper by perhaps a hundred pounds. On the other hand, providing that you were happy with the conveyancing the firm provided you mightcome to regret opting for an an untested solicitor. Remember to ensure that the firm can act for Britannia. Do employ our search tool to choose a Newbridge conveyancing firm on the Britannia conveyancing panel, which can often include conveyancing solicitors in Newbridge.

Have just purchased a probate house at auction in Newbridge. Conveyancing is necessary. What is next?

Having to in every practical sense signed on the dotted line you now have to appoint a conveyancing practitioner soon as you will have a pending deadline in which to complete the transaction. An auction property should have a corresponding auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You should give this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that your finances are in place to complete the transaction on the set completion date.

I'm at the point of looking at flats in Newbridge and I am about to put in an offer. Is it advisable to have my lawyer on ‘stand by’? I intend to finance via a mortgage with Principality.

It would be advisable to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are taking out a mortgage with Principality, ask your prospective lawyers if they are on the Principality conveyancing panel otherwise they can't do the mortgage legal work.

I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Newbridge solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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. You may wish to consider appointing your own Newbridge surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Various web forums that I have visited warn that are the number one cause of delay in Newbridge house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances in the conveyancing process. Searches are unlikely to feature in any delay in conveyancing in Newbridge.

I am buying a new build flat in Newbridge. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Newbridge

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are architect prepared. There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

Myself and my fiance have recently had an offer agreed on a property and had an appointment on Friday with Leeds Building Society for the mortgage. They have informed me that when it comes to choosing a property lawyer that unless they are on their approved panel of property lawyers then we will have to pay out an extra fee of £250+. This is because they will then have to instruct a property lawyer to act on their behalf as well as the one we appoint on our behalf and we are liable for their invoice. I have requested Leeds Building Society to supply me with a list so I can obtain quotes only from their approved conveyancers but was told that I need to check with each individual lawyer to see if they are on the panel. Is there a list online?

You can enquire of Leeds Building Society what their criteria for panel membership is for a solicitor.Thereafter ask the solicitor of your choice whether they meet the criteria and have they acted on loans for Leeds Building Society before. If the answer to those is yes, then just clarify this with Leeds Building Society. Another option is to use our search tool and we should be able to find you a conveyancer in Newbridge on the approved list for Leeds Building Society.