My father advised me that in buying a property in Caerleon there may be a number of restrictions prohibiting external changes to a property. Is this right?

We are aware of anumerous of properties in Caerleon which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Caerleon should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My partner and I have arranged a further advance on our home loan from Santander as we intend to carry out alterations to our home in Caerleon. Do we need to appoint a high street Caerleon solicitor on the Santander conveyancing panel to handle the paperwork?

Santander would not normally instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.

I am selling my flat. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being pedantic. The Caerleon solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?

It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I used Wolstenholmes several years ago for my conveyancing in Caerleon. Now, I need the files but the law firm has closed. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Caerleon of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am downsizing from my home. My former lawyers closed down. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Caerleon if that makes things easier.

Do use our search tool to help you choose a solicitor for your conveyancing in Caerleon. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

I am using a search engine for the phrase conveyancing in Caerleon it reveals numerous property lawyersin the vicinity. With so much choice what is the best way to find the suitable solicitor for the sale of my house?

The best way of finding a suitable conveyancer is via personal referral, so ask friends and family who have purchased a property in Caerleon or a reputable estate agent or financial adviser. Fees for conveyancing in Caerleon vary, so it's sensible to obtain a minimum of three fee estimates from different solicitors. Make sure that you clarify what costs in the quote includes.

My wife and I purchased a leasehold flat in Caerleon. Conveyancing and Clydesdale mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1993. The conveyancing practitioner in Caerleon who acted for me is not around. Do I pay?

First contact the Land Registry to make sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Caerleon conveyancing solicitor to do this as it can be done on-line for £3. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I acquired a ground floor flat in Caerleon, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Caerleon with over 90 years remaining are worth £192,000. The average or mid-range amount of ground rent is £55 yearly. The lease comes to an end on 21st October 2079

With 54 years left to run the likely cost is going to be between £32,300 and £37,400 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.