I am obtaining a mortgage with Lloyds. My intention is to enlist the help of a Licensed Conveyancer in Cilcain. Does the Lloyds Conveyancing panel allow for conveyancers regulated by the CLC?

The Lloyds conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

We are purchasing a property in Cilcain. I might seem paranoid but how we can trust a lawyer? At some point we will need to send funds into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am helping my sister sell her property in Cilcain. Will the conveyancer commission the EPC or it is for the seller to coordinate?

After the abolition of Home Packs, energy performance certificates was left as a required component of moving house. An energy assessment needs to be commissioned prior to the property being put on the market. It is not something that law firms ordinarily arrange. Where you are using a Cilcain conveyancing practitioner they may be willing to arrange energy assessments given their relationships with reputable Cilcain providers

Can I be sure that the Cilcain conveyancing solicitor on the HSBC panel is any good?

When it comes to conveyancing in Cilcain obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer handling your conveyancing.

I need some quick conveyancing in Cilcain as I have pressure to complete in less than 4 weeks. Luckily I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?

As you are are a mortgage free purchaser you are at liberty not to do searches although no law firm would suggest that you don't. With plenty of history conveyancing in Cilcain the following are examples of issues that can crop up and adversely impact future saleability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Road Schemes,...

In my capacity as executor for the estate of my father I am selling a property in Monmouth but I am based in Cilcain. My conveyancer (based 235 kilometers from meneeds me to execute a statutory declaration before completion. Could you suggest a conveyancing practitioner in Cilcain who can witness and place their company stamp on the document?

Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Cilcain based

I’m about to sell my basement apartment in Cilcain. Conveyancing lawyers have not yet been instructed, but I have just received a half-yearly service charge demand – should I leave it to the buyer to sort out?

The sensible thing to do is pay the maintenance contribution as you normally would as all ground rent and maintenance charges should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I own a 1 bedroom flat in Cilcain, conveyancing was carried out June 2011. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Cilcain with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced annually. The lease terminates on 21st October 2078

With 57 years remaining on your lease we estimate the premium for your lease extension to span between £28,500 and £33,000 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.