After what seems like an age a mortgage offer from HSBC for the remortgage of my 3 room apartment is coming by the end of next week. Can you recommend a low cost conveyancing lawyer in New Quay?

This site is not designed to help those in their quest for the lowest fares for conveyancing solicitors in New Quay. We can offer you excellent value conveyancing but our intention is not to work with the cheapest lawyers. Resist the temptation to appoint companies seducing you with low cost conveyancing in New Quay. Optimistically, in going for low cost conveyancing, you will earn what you pay for and at worst you will end up with a surprising uplift in extras and still not get the service expected.

Last December we completed a house move in New Quay. We have noticed several problems with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that needed to have been conducted as part of conveyancing in New Quay?

It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in New Quay. Conveyancing searches and due diligence undertaken during the buying process are designed to help avoid problems. As part of the legal transfer of property, the vendor completes a document referred to as a Seller’s Property Information Form. answers ends up being misleading, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in New Quay.

I am purchasing a semi-detached house in New Quay. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in New Quay you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in New Quay.

My solicitor has informed me that missing deeds insurance is necessary on my purchase. What is the level of cover for New Quay conveyancing?

The right level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and Barnsley Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.

I was told four weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in New Quay is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local New Quay solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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 New Quay postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in New Quay.

I only have 68 years left on my flat in New Quay. I am keen to get lease extension 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 submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to prove that you have made all reasonable attempts to find the lessor. On the whole a specialist may be useful to try and locate and to produce a report to be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a solicitor both on proving the landlord’s absence and the vesting order request to the County Court overseeing New Quay.

I invested in buying a 2 bed flat in New Quay, conveyancing having been completed 5 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in New Quay with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 yearly. The lease ceases on 21st October 2090

With only 65 years remaining on your lease we estimate the premium for your lease extension to range between £13,300 and £15,400 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.