Find a Newbridge Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Newbridge? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Newbridge home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Newbridge conveyancers for over 130 lenders.

Recently asked questions about conveyancing in Newbridge

I am hoping to complete my purchase in Newbridge next Monday. My conveyancer now wants me to supply her with evidence of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the lender. What risks does the lender expect the insurance to cover?

All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These obligations are not limited to conveyancing in Newbridge.

My wife and I have recently appointed a conveyancing solicitor in Newbridge. I I am struggling to find out if they are accepted on the Platform Home Loans Ltd approved list of lawyers. Could you advise?

The first thing you should do is call your conveyancer and ask them if they can act for the lender. Alternatively please call Platform Home Loans Ltd who may be able to assist.

After much negotiation I have agreed a price on a house in Newbridge. My financial adviser suggested a property lawyer. I paid an upfront payment of £175. A few days later, the conveyancer called me to say that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Planning on purchasing a maisonette in Newbridge. 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 Barclays 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 Newbridge solicitor is on the Barclays conveyancing panel.

I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Newbridge solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Newbridge postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Newbridge.

Estate agents have just been given the go-ahead to market my 2 bed flat in Newbridge. Conveyancing is yet to be initiated, however I have just had a quarterly maintenance charge demand – what should I do?

Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as usual because all rents and service payments will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies 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. This will smooth the conveyancing process.

Newbridge Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to Purchasing

    Where a Newbridge lease has fewer than eighty years it will affect the salability of the flat. It is worth checking with your bank that they are content with the length of the lease. A short lease means that you will almost definitely have to extend the lease sooner rather than later and you need to have some idea of what this will be. For most Newbridgelease extensions you will need to own the premises for two years before you are legally able to extend the lease. Please inform me if there are any major works in the planning that will add a premium to the maintenance fees? You should want to find out as much as you can regarding the managing agents as they can either make life much easier or problematic. Being a leasehold owner you are often at the mercy of the managing agents from a financial perspective and when it comes to day to day issues such as the upkeep of the communal areas. Enquire of prospective neighbours what they think of their management. In conclusion, find out the dates that you are obliged pay the service charge to the relevant party and precisely what you get for your money.

My sister completed her conveyancing in Newbridge in 2005. She has been married, divorced and is now remarried. She now wishes to the sell the Newbridge property. I suspect that she will simply be need to provide a copy of her marriage papers to the property lawyer however she is concerned it will frustrate the sale of the house. Should she appoint a property lawyer to update the Land Registry documents for the property?

It is not absolutely necessary to bring up to date the register as long as you have the proof needed to show how the name change resulted.

The buyer’s conveyancing practitioner should review the registered information and requisition evidence by way of proof of the name change for instance marriage documentation.

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