I am getting a mortgage with Lloyds. I intend to use a Licensed Conveyancer in Newport. Does the Lloyds Solicitor panel exclude Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

I can see plenty of information on this site about conveyancing in Newport but can you isolate your top tip for finding the right conveyancer in Newport

Do not opt for the cheapest Newport conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

We are due to move property in April. Does my conveyancing solicitor call the removal company on the completion day. On a separate note, can you recommend a removal company in Newport. Conveyancing lawyer was found prior to coming across your website.

On the day of completion you will need to pick up the keys from your estate agent however this can only occur once the sellers lawyers confirm to the agent that the monies to complete are in and the keys can be collected. Subsequently you will need to tell the removal company that they can start moving you in. We do not suggest a specific removal company but can assist you in finding a residential property solicitor in Newport or a lawyer that specialises in conveyancing in Newport.

We had selected conveyancers located in Newport on the UBS solicitor panel. They are now charging me a supplemental charge for the legal aspects of the UBS mortgage. Is this a supplemental conveyancing fee set by UBS?

As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancing practitioner can charge a fee for this. This fee is not dictated by UBS but by your Newport solicitor. Some firms on the UBS panel will quote ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.

I am buying a new build house in Newport with the aid of help to buy. The builders would not reduce the amount so I negotiated £7000 of additionals instead. The house builders rep advised me not to tell my lawyer about the extras as it may impact my loan with Bank of Ireland. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My husband and I are novice buyers - agreed a price, but the property agent informed us that the seller will only move forward if we use their recommended conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a family conveyancer who is accustomed to conveyancing in Newport

It is highly unlikely the sellers are behind this. If they want ‘a quick sale', alienating a motivated buyer is counter productive. Contact the vendors directly and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you will continue to instruct your preferred Newport conveyancing solicitors - not the ones that will provide the negotiator at the agency a commission or achieve conveyancing figures pre-set by corporate headquarters.

Last September I purchased a leasehold flat in Newport. Do I have any liability for service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I am the registered owner of a 1st floor flat in Newport, conveyancing having been completed 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Newport with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 per annum. The lease comes to an end on 21st October 2088

With only 63 years unexpired we estimate the price of your lease extension to span between £16,200 and £18,600 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.