We are due to move home in November. Should my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you put forward a removal company in Usk. Conveyancing lawyer was organised before I stumbled across your page.

On the afternoon of completion you can pick up the house keys from the estate agent but this can only be done when the sellers lawyers confirm to the agent that they have the completion monies and the keys can be released. You can advise the removal company that you are ready to move in. We do not recommend a specific removal company but can help you find a residential property solicitor in Usk or a lawyer that specialises in conveyancing in Usk.

We previously chose solicitors locally in Usk on the Nottingham solicitor panel. They have just invoiced me an additional fee for dealing with the Nottingham mortgage. Is this an additional conveyancing fee specified by Nottingham?

Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your conveyancer can charge a fee for this. This fee is not set by Nottingham but by your Usk solicitor. Plenty of firms on the Nottingham panel will quote an ‘acting for lender’ fee and others do not.

We have a mortgage agreed in principle with HSBC. Usk conveyancing practitioners have been selected. How long does it take for HSBC to forward the offer to the solicitor?

There is no definitive answer here. Have HSBC conducted the survey? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I require quick conveyancing in Usk as I am faced with a deadline to complete inside 4 weeks. Fortunately I do not need a mortgage. Can I decline from having conveyancing searches to save money and time?

As you are are a mortgage free purchaser you are at liberty not to do searches although no solicitor would recommend that you don't. With plenty of history conveyancing in Usk the following are instances of what can arise and therefore affect future saleability: Refused Planning Applications, Overdue Charges, Outstanding Grants, Road Schemes,...

Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Usk is the location of the property. Is there any guidance you can impart?

Flying freeholds in Usk are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Usk you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Usk may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

My husband and I are a fortnight into a freehold purchase having been referred to conveyancers by the selling agent to do our conveyancing in Usk. We are not happy. Can you you assist me in finding new solicitors?

They would have to be really bad in order to consider diss instructing them. Has your mortgage offer been generated? In the event that it has you need to make them aware of the new contact details and get the loan are issued to the new lawyers. The solicitor ideally needs to be on the mortgage company approved list to avoid supplemental fees and delays. So that should be your first question of the new lawyers. The search tool will assist you in finding a lender approved solicitor for your conveyancing in Usk

Due to sign contracts shortly on a ground floor flat in Usk. Conveyancing lawyers have said 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 Usk should include some of the following:

Information concerning the obligations in the lease to to contribute towards maintenance costs - in respect of the block, and the more general rights a tenant enjoys Repair and maintenance of the flat Changes to the flat What options are open to you if another leaseholder in the building breaches a clause of their lease? Ground rent - what is payable and when is collected, and be on notice if this is subject to change

I purchased a ground floor flat in Usk, conveyancing was carried out in 2011. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Usk with over 90 years remaining are worth £197,000. The ground rent is £55 charged once a year. The lease terminates on 21st October 2080

With 55 years unexpired we estimate the premium for your lease extension to range between £31,400 and £36,200 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.