My conveyancer has discovered a defect with the lease for the apartment we are buying in Caerleon. The seller’s lawyers have suggested defective title insurance as a solution. We are content with insurance and will cover the costs. Our property lawyer says that he must check that the bank is willing to move forward with this solution. Are we the client or is the lender?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.

We are due to move house in September. Will my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you suggest a removal company in Caerleon. Conveyancing solicitor was chosen before I stumbled across this website.

On the afternoon of completion you can pick up the keys from your property agent but this can only take place after the vendors solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you can inform the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can help you choose a conveyancing in Caerleon or a lawyer with expertise in conveyancing in Caerleon.

When it comes to mortgage companies such as UBS, do Caerleon lawyers face a yearly amount to be on the list of approved solicitors?

We are not aware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

We have a mortgage agreed in principle with Virgin Money. Caerleon conveyancing lawyers have been appointed. What is the average time that one could expect to receive a mortgage offer from Virgin Money?

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

Despite weeks of looking the Title Certificate and documents to my home can not be found. The lawyers who did the conveyancing in Caerleon 5 years ago no longer exist. Will I be able to sell the house?

As long as the title is registered the details of your ownership will be retained by HMLR with a Title Number. It is possible to carry out a search at the Land Registry, locate your house and secure current copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will also normally retain a certified duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Caerleon is where the house is located. Is there any advice you can impart?

Flying freeholds in Caerleon are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Caerleon you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Caerleon may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have subsequently found out that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a leasehold house in Caerleon. Conveyancing advisers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Caerleon ?

The majority of houses in Caerleon are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Caerleon in which case you should be looking for a Caerleon conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’spermission to carry out alterations. It may be necessary to pay a service charge towards the upkeep of the communal areas where the property is part of an estate. Your lawyer should report to you on the legal implications.

Leasehold Conveyancing in Caerleon - Examples of Questions you should consider before Purchasing

If a Caerleon lease has fewer than eighty years it will have adverse implications on the marketability of the apartment. It is worth checking with your bank that they are happy with the length of the lease. A short lease means that you will probably require a lease extension at some point and it is worth finding out what this will be. Remember, in most cases you will be be obliged to have been the owner of the premises for 24 months in order to be legally able to extend the lease. What is the length of the lease?