We are planning to acquire a property and require a conveyancing solicitor in Caldicot who is on the Bank of Ireland conveyancing panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Caldicot.

My conveyancer has informed me that lack of building regulations insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Caldicot?

The right level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between Lloyds TSB Bank and Leeds Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.

My husband and I are in the process of viewing flats in Caldicot and I am about to put in an offer. Is it sensible to have my conveyancer on ‘stand by’? I intend to finance via a mortgage with Barclays.

It would be wise to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are getting a mortgage with Barclays, ask your prospective lawyers if they are on the Barclays conveyancing panel otherwise they can't do the mortgage legal work.

Intending to buy a maisonette in Caldicot. 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 Principality 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 Caldicot property lawyer is on the Principality conveyancing panel.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Caldicot. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Caldicot

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants.

Due to the guidance of my in-laws I had a survey completed on a property in Caldicot prior to appointing lawyers. I have been told that there is a flying freehold aspect to the house. The surveyor advised that some banks will refuse to give a mortgage on a flying freehold property.

It varies from the lender to lender. HSBC has different requirements from Halifax. Should you wish to call us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Caldicot. Conveyancing will be smoother if you use a solicitor in Caldicot especially if they are familiar with such properties in Caldicot.

I am in need of some leasehold conveyancing in Caldicot. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.

If the lease is registered - and 99.9% are in Caldicot - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I acquired a 1 bedroom flat in Caldicot, conveyancing was carried out May 2011. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Caldicot with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 2090

With only 64 years left to run we estimate the price of your lease extension to range between £15,200 and £17,600 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.