I am buying a property and require a conveyancing solicitor in Caerphilly who is on the The Royal Bank of Scotland conveyancing. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Royal Bank of Scotland in certain locations such as Caerphilly. We dont recommend any particular firm.

I am aiming to move house in April. Will my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you recommend a removal company in Caerphilly. Conveyancing solicitor was chosen before I stumbled across this page.

On the afternoon of completion you will need to pick up the keys from your property agent but this can only occur after the vendors lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you should inform the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can help you locate a conveyancing in Caerphilly or a legal practice with expertise in conveyancing in Caerphilly.

My fiancee and I are at the point of looking at apartments in Caerphilly and I am about to put in an offer. Should I already have a solicitor appointed at this point? I will be getting a mortgage with Aldermore.

It would be advisable to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are getting a mortgage with Aldermore, ask your prospective lawyers if they are on the Aldermore conveyancing panel otherwise they can't do the mortgage legal work.

Intending to buy a flat in Caerphilly. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Caerphilly property lawyer is on the Skipton conveyancing panel.

Should our conveyancer be making enquiries about flooding during the conveyancing in Caerphilly.

Flooding is a growing risk for solicitors specialising in conveyancing in Caerphilly. Some people will buy a property in Caerphilly, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Conveyancers are not qualified to offer advice on flood risk, but there are a number of searches that may be initiated by the buyer or by their lawyers which should give them a better understanding of the risks in Caerphilly. The standard property information forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to determine whether the property has ever been flooded. In the event that the premises has been flooded in past and is not disclosed by the seller, then a purchaser may commence a compensation claim as a result of such an misleading answer. A buyer’s conveyancers will also carry out an enviro report. This will indicate if there is a recorded flood risk. If so, more detailed investigations should be conducted.

Me and my brother have a renovated Edwardian house in Caerphilly. Conveyancing practitioner acted for me and Barclays . I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??

You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Caerphilly and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing lawyer who completed the work.

Planning to sign contracts shortly on a garden flat in Caerphilly. Conveyancing lawyers inform me that they are sending me a report next week. What should I be looking out for?

The report on title for your leasehold conveyancing in Caerphilly should include some of the following:

Specifying your legal entitlements in respect of the communal areas in the building.By way of example, does the lease provide for a right of way over a path or staircase? The unexpired lease term. You should receive guidance as what happens when the lease expires, and aware of the importance of not letting the lease term falling below eighty years You should have a good understanding of the insurance requirements Responsibility for repairing the window frames What options are available to the landlord where you breach a clause of your lease?

I purchased a 1st floor flat in Caerphilly, conveyancing having been completed in 1997. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Caerphilly with an extended lease are worth £201,000. The ground rent is £45 yearly. The lease ceases on 21st October 2084

With just 65 years unexpired we estimate the premium for your lease extension to span between £13,300 and £15,400 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.