Having been recommended your company we were going to go ahead with a conveyancing solicitor in Monmouthshire listed using your comparison tool but stumbled across alternative fee calculations via the web appear cheaper – why is this?

There are numerous conveyancing outfits marketing what appear to be cut price. You should think long and hard as to how important this transaction is to you that you are willing to be penny wise pound foolish over the standard of the conveyancing. Some embed additional charges well inside the terms of engagement. The conveyancers that we list for conveyancing in Monmouthshire will notbehave this way.

My god-son is purchasing a new build apartment in Monmouthshire with a home loan from TSB. His lawyer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the TSB conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Should lawyers request money on account when it comes to conveyancing in Monmouthshire?

If you are buying a property in Monmouthshire your solicitor will ask you to provide them with monies to cover the the cost of the conveyancing searches. Ordinarily this is asked for to cover the fees of the Local Authority Search. If any down payment is payable against the sale price then this should be asked for shortly ahead of exchange of contracts. Any further balance that is needed should be sent to your lawyer shortly before completion.

I have been told that property searches are the primary reason for stalling in Monmouthshire house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of delay in conveyancing in Monmouthshire.

Planning to complete next month on a basement flat in Monmouthshire. Conveyancing lawyers assured me that they will have a report out to me on Monday. What should I be looking out for?

Your report on title for your leasehold conveyancing in Monmouthshire should include some of the following:

Whether your lease caters for for a reserve fund? You must be told what constitutes a Nuisance in the lease Advice concerning the obligations as set out in the lease to to contribute towards maintenance costs - in respect of the block, and the more general rights a leaseholder has Will you be prohibited or prevented from having pets in the property? You should be sent a copy of the lease

I bought a ground floor flat in Monmouthshire, conveyancing formalities finalised April 2002. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Monmouthshire with over 90 years remaining are worth £211,000. The ground rent is £50 invoiced annually. The lease runs out on 21st October 2093

With only 68 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 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 are not able to provide a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.