We went with a local firm for my conveyancing in Monmouthshire today. After carefully reading the fine print I noteI am on the hook for costs even if our purchase aborts. Would I be best advised to appoint an internet lawyer offering no move no charge conveyancing in Monmouthshire?
Generally there is a concession along the lines that if "No Completion No Fee" is offered then the fee levels will generally be higher to cover those cases that fail to complete. Also remember that such arrangements rarely cover expenditure for example Monmouthshire conveyancing search expenses.
We are a couple about to exchange contracts for a garden flat in Monmouthshire. We encountered a stumbling block. Our mortgage offer with Britannia expires on 8/12/2026 but the owners are putting forward a completion date of 10/12/2026. Is it possible to extend the loan offer?
The person best placed to address this concern is your conveyancer who is in a position to calculate if they corresponding with the bank, owner’s conveyancers, selling agents or indeed all three taking into account what has gone on in your transaction as of today.
We are getting a further advance on our mortgage from Barclays as we want to conduct improvements to our property in Monmouthshire. Do we need to select a local Monmouthshire solicitor on the Barclays conveyancing panel to deal with the paperwork?
Barclays do not ordinarily require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.
I have a mortgage with Co-operative for my property in Monmouthshire. Conveyancing has been completed months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Co-operative?
Co-operative must be informed of your intention prior to renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. You need not do this via a Co-operative conveyancing panel firm.
After much negotiation I have agreed a price on an apartment in Monmouthshire. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. A few days later, the conveyancing practitioner called me to say that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Monmouthshire?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Monmouthshire. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have been on the look out for a ground for flat up to £235,500 and found one round the corner in Monmouthshire I like with open areas and station nearby, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Monmouthshire for this price, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a mortgage the shortness of the lease will be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
Am I better off to use a Monmouthshire conveyancing lawyer in close proximity to the house I am buying? An old friend can conduct the legal formalities however his firm is located a couple of hundredmiles drive away.
The benefit of a local Monmouthshire conveyancing practice is that you can pop in to execute paperwork, present your identification documents and pester them if necessary. They will also have local knowledge which is a benefit. That being said it's more important to get someone that will do a good and efficient job. If you know people who used your friend and they were happy that should trump using an unknown Monmouthshire conveyancing solicitor solely due to them being based in the area.