I have given 8 weeks notice to my current landlord and must vacate my rented flat in Caldicot by 20/8/2025. Conveyancing on my purchase is underway. Is it possible to complete in 4 weeks as I wish to avoid having to move into temporary accommodation?
Generally one should not serve notice on a rental unless you have exchanged. If you have not already done so, speak to your lawyer and ask them to they chase the other lawyers, try to get a realistic time scale from them that all parties will look towards
My wife and I are buying a property in Caldicot. I might seem paranoid but how we can trust a lawyer? On the day of competition we will need to send funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We have agreed to purchase a house in Caldicot. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
Given that you are obtaining a mortgage with Bank of Ireland your lawyer must comply with the conveyancing instructions set out in Section 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Bank of Ireland where a lease does not meet these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Caldicot.
My offer was accepted on a property in Caldicot on 8/5/2025, valuation was booked five days later, all came back fine. Solicitor instructed, so all that was missing was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Can the lender hold off the offer?
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.
My partner and I are selling our property in Caldicot and according to the buyers it appears that there is a risk of it being built on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the purchasers are using a web based conveyancing practice as opposed to a conveyancing solicitor in Caldicot. We have lived in Caldicot for three years we know of no issue. Should we get in touch with our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
It has been 3 months since my purchase conveyancing in Caldicot took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. 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 premises 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.
As co-executor for the estate of my aunt I am disposing of a property in Swansea but live in Caldicot. My lawyer (who is 300 kilometers awayneeds me to sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing solicitor in Caldicot who can witness this legal document for me?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are Caldicot based
I want to let out my leasehold apartment in Caldicot. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Some leases for properties in Caldicot do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I am the registered owner of a ground floor flat in Caldicot, conveyancing was carried out 8 years ago. 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 properties in Caldicot with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £50 yearly. The lease expires on 21st October 2093
With 68 years left to run we estimate the premium for your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.