My fiancee and I are purchasing our first property. Our property lawyer has texted usto enquire if we want to order extra conveyancing searches. As novices we in the dark as to what's recommended for conveyancing in Newbridge

The type of Newbridge conveyancing searches should be dictated primarily on the property, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your general approach to risk. What matters is that you properly appreciate what information each search could provide. You may then make a decision if you personally think you need that information. Should you be unclear, ask your lawyer to advise.

We previously instructed conveyancers based in Newbridge on the RBS solicitor panel. They have just invoiced me a further fee for dealing with the RBS mortgage. Is this a supplemental conveyancing fee specified by RBS?

Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your property lawyer can levy a fee for this. The fee is not set by RBS but by your Newbridge solicitor. Some firms on the RBS panel will charge an ‘acting for lender’ fee but many practices incorporate it on their overall fee.

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

Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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 Newbridge 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.

Co-operative have agreed my home loan in principle, my bid on a flat in Newbridge has been agreed to, what are the next steps?

Your estate agent will want to know who your solicitors are (make sure the lawyers are on the lender’s approved list). Contact Co-operative or your broker and finish off any relevant paperwork. Co-operative will instruct a valuer who will get in contact with the estate agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes on average a week to receive the mortgage offer. Co-operative will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Newbridge.

I am looking for a ground for flat up to £305k and identified one close by in Newbridge I like with a park and station nearby, the downside is that it only has 49 years on the lease. There is not much else in Newbridge for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a mortgage the remaining unexpired lease term may be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

Is it possible to swap firm as I have to appoint a firm on the Virgin Money conveyancing list. I hired a local conveyancing solicitor in Newbridge round the corner but he is not accepted by Virgin Money

It would be our pleasure to assist you find a conveyancing solicitor in Newbridge on the Virgin Money panel. Please note that the property lawyers that we work with do not pay us a referral fee if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Newbridge. In making use of search facility on this page, you can scrutinise fees for conveyancing solicitors in Newbridge and throughout England and Wales.

I have recently realised that I have Sixty One years remaining on my flat in Newbridge. I now want to extend my lease but my landlord is can not be found. What are my options?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to locate the lessor. In some cases a specialist may be helpful to conduct investigations and prepare an expert document which can be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer in relation to proving the landlord’s disappearance and the vesting order request to the County Court overseeing Newbridge.

I own a studio flat in Newbridge, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Comparable flats in Newbridge with over 90 years remaining are worth £201,000. The ground rent is £45 levied per year. The lease runs out on 21st October 2089

With only 65 years remaining on your lease the likely cost is going to be between £13,300 and £15,400 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.