I hired a Llantarnam based lawyer for my conveyancing in Llantarnam today. Going through the Ts and Cs I noteI am liable for fees even if our purchase doesn't happen. Would I be best advised to select a web based firm promising no completion no charge conveyancing in Llantarnam?

It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the fee levels will generally be more expensive to cover the cases that do not go ahead. You should be mindful that these schemes generally do not cover outlay such your Llantarnam conveyancing search costs.

We see that you have a search directory identifying solicitors on the Virgin Money conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Llantarnam?

We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Llantarnam.

What does a local search tell me regarding the house I am buying in Llantarnam?

Llantarnam conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for example Searches UK The local search is essential in every Llantarnam conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search will reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

We expect to complete the sale of our £200,000 garden flat in Llantarnam in six days. The freeholder has quoted £360 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Llantarnam?

For most leasehold sales in Llantarnam conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Answering conveyancing due diligence questions Where consent is required before sale in Llantarnam Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Llantarnam leasehold property is £350. For Llantarnam conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide the information.

I invested in buying a split level flat in Llantarnam, conveyancing was carried out August 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Llantarnam with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 per annum. The lease finishes on 21st October 2075

With only 51 years remaining on your lease we estimate the price of your lease extension to be between £30,400 and £35,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.

Much to my surprise my solicitor in Llantarnam has informed me that he requires identification documents stating that this forms part of his legal duty as a conveyancer on the bank Conveyancing panel. This is news to me - can I refuse?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not unique to conveyancing in Llantarnam