What is the first thing I need to know concerning purchase conveyancing in Rogerstone?

Not many law firms or advisers will tell you this but conveyancing in Rogerstone or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is an abundance of room for conflict between you and other parties involved in the ownership transfer. E.g., the vendor, estate agent and sometimes your bank. Choosing a lawyer for your conveyancing in Rogerstone an important selection as your conveyancer is your adviser, and is the ONE party in the legal process whose interest is to look after your best interests and to keep you safe.

Sometimes a third party with a vested interest may try and persuade you that it is in your interests to do things their way. For example, the estate agent may claim to be helping by suggesting your conveyancer is dragging his heels. Or your mortgage broker may try to convince you to do take action that is contrary to your conveyancers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

My husband and I are spending time looking at houses in Rogerstone and I am about to put in an offer. Is it advisable to have a property lawyer on ‘stand by’? I am planning to take a mortgage with TSB.

It would be wise to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are getting a mortgage with TSB, make sure you remember to check that your lawyer is on the TSB conveyancing panel.

The formalities of my remortgage has taken place for my property in Rogerstone. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I am selling my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, UBS are being pedantic. The Rogerstone solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have todaybecome aware that Stirling Law have been shut down. They carried out my conveyancing in Rogerstone for a purchase of a freehold house 18 months ago. How can I establish that the property is not still registered in the name of the previous owner?

The quickest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Rogerstone conveyancing specialists.

How does conveyancing in Rogerstone differ for newly converted properties?

Most buyers of new build or newly converted property in Rogerstone contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is built. This is because developers in Rogerstone tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Rogerstone or who has acted in the same development.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £400,000 garden flat in Rogerstone on Monday in a week. The landlords agents has quoted £396 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Rogerstone?

Rogerstone conveyancing on leasehold flats often necessitates the purchaser’s solicitor sending enquiries for the landlord to address. Although the landlord is not legally bound to address such questions most will be content to assist. They are at liberty to levy a reasonable charge for answering enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is over three hundred pounds, in some cases it exceeds £800. The management information fee invoiced by the landlord must be sent together with a synopsis of rights and obligations in respect of administration fees, without which the charge is technically not due. In reality you have no choice but to pay whatever is requested of you should you wish to sell the property.

Rogerstone Leasehold Conveyancing - Examples of Questions you should consider before Purchasing

What is the the remaining lease term? Many Rogerstone leasehold properties will incur a service charge for the upkeep of the block levied on behalf of the management company. Where you purchase the property you will have to meet this liability, usually quarterly accross the year. This may be anything from a couple of hundred pounds to thousands of pounds for blocks with lifts and large common grounds. There will also be a ground rent to be met yearly, this is usually not a large figure, say about £25-£75 but you should to enquire it because sometimes it can be many hundreds of pounds. The prefered form of lease structure is if the freehold title is in the ownership of the leaseholders. In this arrangement the lessees have being in charge if their destiny and although a managing agent is usually employed if the building is bigger than a house conversion, the managing agent is directed by the tenants.