As someone not used to the Caldicot conveyancing process what’s the number one tip you can give me concerning the home moving process in Caldicot
Not many law firms or advisers will tell you this but conveyancing in Caldicot or throughout Monmouthshire is an adversarial process. In other words, when it comes to conveyancing there is lots of room for friction between you and other parties involved in the house moving process. For instance, the vendor, property agent and on occasion the bank. Selecting a solicitor for your conveyancing in Caldicot is a critical decision as your conveyancer is your adviser, and is the ONLY party in the transaction whose interest is to look after your best interests and to keep you safe.
Sometimes a potential adversary will attempt to sway you that you should follow their advice. As an example, the estate agent may claim to be assisting by suggesting your solicitor is dragging his heels. Or your financial adviser may advise you to do take action that is contrary to your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I am considering applying for a Kent Reliance mortgage for purchase of a newly converted (under development) in Caldicot with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?
There is nothing to stop you using your solicitor, but Kent Reliance will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I am assisting my step-mother sell her property in Caldicot. Does the conveyancing solicitor arrange an EPC or should I organise this?
After the demise of HIPs, energy assessments was kept a mandatory element of selling a house. An EPC should be commissioned before the property is marketed. This is not a task that conveyancers ordinarily arrange. Where you are instructing a Caldicot conveyancing practitioner they may be able to arrange energy assessments given their contacts with long established local assessors
I am expecting a AIP from Bank of Ireland this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Caldicot solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?
You will need to appoint Caldicot solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Caldicot solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore 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 Caldicot postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Caldicot.
It has been 4 months following my purchase conveyancing in Caldicot concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a simple, no chain conveyancing. Caldicot is the location of the property. Can you offer any guidance?
Flying freeholds in Caldicot are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Caldicot you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Caldicot 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 residence.
How do I use the search app to find a conveyancing practitioner in Caldicot on the approved list for my bank?
First select a lender such as Barclays , Norwich and Peterborough Building Society or Aldermore then specify your location a common one being Caldicot. Conveyancing practices in Caldicot and across England and Wales will then be listed.