My husband and I are acquiring a maisonette in Usk. My property lawyer is not listed on the lender conveyancing panel. Can I still appoint my Usk conveyancing solicitor notwithstanding that they are not on the mortgage company approved list?

You must have a property lawyer to complete the formalities when you need a loan to purchase your home. The conveyancing practitioner will conduct all the relevant investigations on the property, ensuring that you will be properly registered as the owner and ensure that all the required mortgage documentation is in order. One could instruct a Usk property lawyer of your choosing. However, if the conveyancing practitioner selected is not on the mortgage company approved list further fees will be incurred as separate legal representation will be need by the bank. Conveyancing panel applications may be submitted, so provided your conveyancer has not previously sought membership they should take the opportunity to apply.

If you had a top tip for choosing a conveyancing solicitor in Usk what would it be?

It would be unwise to be seduced by the lowest Usk conveyancing quote. You really do get what you pay 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 know exactly what you’ll have to pay in ahead of time.

How can we know in advance if a Usk conveyancing solicitor on the Leeds Building Society panel is any good?

When it comes to conveyancing in Usk seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor carrying out your transaction.

Last month we had a mortgage agreed in principle with Coventry BS. Usk conveyancing solicitors are selected. How long does it take for Coventry BS to send the offer to the conveyancing practitioner?

Some lenders take longer than others. Have Coventry BS completed the valuation? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

My business partner and I are intending to take over a lease of an office on a shopping parade. Can you recommend lawyers offering no-move-no fees for commercial conveyancing in Usk for less than 2k?

We can recommend firms who host a wealth of experience of commercial conveyancing in Usk, including the disposal and acquisition of businesses as well as simply premises. If you are hoping to acquire or dispose of a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right lawyer. Regarding the charges this will depend on the structure and nuances of the proposed transaction. Let us have your contact information or call so as to enable us to provide you with comprehensive commercial conveyancing quote.

Am I best advised to go with a Usk conveyancing solicitor in close proximity to the house I am purchasing? We have a good friend who can carry out the legal formalities but they are based 200miles drive away.

The primary upside of using a local Usk conveyancing practice is that you can drop in to execute documents, deliver your identification documents and apply pressure on them where appropriate. They will also have local insight which is a bonus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and on the whole were impressed that should surpass using an unknown Usk conveyancing solicitor solely due to them being Usk based.

My fiance and I may need to rent out our Usk ground floor flat temporarily due to a career opportunity. We instructed a Usk conveyancing practice in 2001 but they have closed and we did not have the foresight to seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

Even though your previous Usk conveyancing lawyer is no longer around you can check your lease to see if it allows you to sublet the property. The rule is that if the lease is non-specific, subletting is allowed. There may be a precondition that you must obtain permission via your landlord or some other party before subletting. This means that you cannot sublet without prior permission. Such consent should not be unreasonably refused ore delayed. If your lease prohibits you from letting out the property you should ask your landlord if they are willing to waive this restriction.

Usk Leasehold Conveyancing - Examples of Questions you should consider before buying

Best to be warned if redecorating or some other major work is pending that will be shared by the leaseholders and will dramatically increase the the service costs or necessitate a one off invoice. Are any of leasehold owners in dispute over their service charge liability? For many Usk leaseholds the cost for major works tend not to be included within maintenance charges, albeit that there some managing agents in Usk ask leasehold owners to pay into a sinking fund created for the specific intention of establishing a fund for larger repairs or maintenance.