We see that you have a search directory identifying firms on the Nottingham conveyancing panel. Do firms pay you a referral fee if I appoint them for our own conveyancing in Bedwas?

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

How do I use the search facility to locate a conveyancing lawyer in Bedwas on the authorised to act for my bank?

First pick a bank such as Barclays , Chelsea Building Society or Alliance & Leicester then specify your preferred area for example Bedwas. Conveyancing practices in Bedwas and further afield will then be listed.

Am I best advised to use a Bedwas conveyancing practitioner in close proximity to the house I am buying? I have an old university friend who can execute the legal work but her office is 200miles drive away.

The benefit of a local Bedwas conveyancing firm is that you can pop in to sign paperwork, present your identification documents and pester them where appropriate. Having local Bedwas know how is a benefit. However it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and on the whole were content that must outweigh using an unknown Bedwas conveyancing solicitor just because they are based in the area.

Can you provide any advice for leasehold conveyancing in Bedwas from the perspective of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Bedwas can be bypassed if you instruct lawyers the minute you market your property and request that they start to put together the leasehold information needed by the purchasers’ solicitors.
If you are supposed to have a share in the Management Company, you should ensure that you are holding the original share certificate. Organising a duplicate share certificate is often a lengthy formality and frustrates many a Bedwas home move. If a new share certificate is needed, do contact the company officers or managing agents (where relevant) for this at the earliest opportunity. You believe that you know the number of years remaining on your lease but it would be wise to verify this by asking your solicitors. A purchaser's lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is under 75 years. It is therefore essential at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. A minority of Bedwas leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. If you have carried out any alterations to the residence would they have required Landlord’s approval? In particular have you installed wooden flooring? Most leases in Bedwas state that internal structural changes or laying down wooden flooring necessitate a licence issued by the Landlord approving such works. If you dont have the approvals to hand you should not contact the landlord without checking with your solicitor first.

I inherited a 2 bed flat in Bedwas, conveyancing having been completed in 2010. Can you work out an approximate cost of a lease extension? Equivalent flats in Bedwas with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 levied per year. The lease terminates on 21st October 2073

With 51 years left to run the likely cost is going to range between £30,400 and £35,200 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

It's been ten years since I last purchased a property. A quick search suggests that the fees vary considerably. Is it possible for you to recommend a cheap Bedwas conveyancer that can assist me as well as represent Leeds Building Society?

The purpose of this site is limited to being a directory service for conveyancers who want to be listed as being on the approved conveyancing panel for Leeds Building Society in certain areas such as Bedwas . Our intention is not to recommend any particular conveyancer.