What is the difference between a licensed conveyancer and conveyancing solicitor in Monmouthshire

Two types of professional can do conveyancing in Monmouthshire namely CLC regulated conveyancers or solicitors. Both professionals administer conveyancing services that required to complete the disposal or acquisition of property. Both are required to execute Monmouthshire conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally administered and that all requisite steps will be suitably attended to.

Is it the case that all Monmouthshire CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing list of approved solicitors?

Some major lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

After shopping around on the internet I have found a Monmouthshire conveyancer having checked that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?

Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Monmouthshire surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

three months have elapsed following my purchase conveyancing in Monmouthshire took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Due to the input of my in-laws I had a survey completed on a property in Monmouthshire ahead of appointing conveyancers. I have been told that there is a flying freehold element to the property. The surveyor has said that some mortgage companies tend not grant a mortgage on a flying freehold property.

It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you contact us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Monmouthshire. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Monmouthshire to see if the conveyancing will be more expensive.

What does commercial conveyancing in Monmouthshire cover?

Commercial conveyancing in Monmouthshire covers a wide range of guidance, offered by qualified solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.

What advice can you give us when it comes to choosing a Monmouthshire conveyancing firm to carry out our lease extension conveyancing?

When appointing a solicitor for lease extension works (regardless if they are a Monmouthshire conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with several firms including non Monmouthshire conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:

How many lease extensions have they carried out in Monmouthshire in the last 12 months? Can they put you in touch with clients in Monmouthshire who can give a testimonial?

Monmouthshire Conveyancing for Leasehold Flats - Examples of Queries before Purchasing

The majority of Monmouthshire leasehold properties will incur a service bill for maintenance of the block invoiced on behalf of the landlord. If you acquire the flat you will have to pay this charge, usually periodically during the year. This can vary from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal areas. There will also be a ground rent for you to pay annual, ordinarily this is not a exorbitant figure, say approximately £50-£100 but you should to check as on occasion it can be many hundreds of pounds. The answer will be important as a) areas may cause problems for the block as the communal areas may start to deteriorate if services remain unpaid b) if the leaseholders have a dispute with the managing agents you will need to have complete disclosure What prohibitions exist in the Monmouthshire Lease?