My conveyancer has discovered a defect with the lease for the apartment we are buying in Caerleon. The seller’s lawyers have put forward title insurance as a workaround. We are content with insurance and will cover the costs. Our solicitor says that he must ensure that the bank is content with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.
It is 10 years ago since I bought my house in Caerleon. Conveyancing solicitors have just been instructed on the sale but I am unable to track down my title deeds. Is this a problem?
Don’t worry too much. Firstly there is a chance that the deeds will be retained by your lender or they may be in the possession of the solicitor who handled your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in Caerleon relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
A colleague pointed out to me me that in buying a property in Caerleon there could be a number of restrictions preventing external changes to the property. Is this right?
We are aware of anumerous of properties in Caerleon which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Caerleon should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We previously appointed solicitors based in Caerleon on the HSBC solicitor approved list. They are now charging me a further sum for handling the HSBC mortgage. Is this an additional conveyancing fee specified by HSBC?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your lawyer is entitled to charge a fee for this. The charge is not set by HSBC but by your Caerleon conveyancer. Some firms on the HSBC panel will charge ’dealing with mortgage’ fee and others do not.
I had an offer accepted on an apartment in Caerleon on 2/6/2025, valuation was booked 3 days after, all came back fine. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to HSBC and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the HSBC conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
Is it necessary to take out insurance to cover chancel repairs when buying a property in Caerleon?
Unless a previous acquisition of the premises took place after 12 October 2013 you can expect lawyers delivering conveyancing in Caerleon to continue to suggest a chancel search and or chancel repair liability policy.
What is different about your site and alternative internet conveyancing brokers for conveyancing in Caerleon?
At this site secure an accurate costs illustration via a Solicitor or Licensed Conveyancer that has a full understanding of the issues for your conveyancing in Caerleon. Unlike many estate agents and many comparison sites we do not have referral deals with solicitors. Many agents and online brokers 'recommend' the firm who pay the highest commission, as opposed to the best value conveyancing in Caerleon
All being well we will complete the sale of our £350,000 flat in Caerleon in just under a week. The management company has quoted £384 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Caerleon?
For most leasehold sales in Caerleon conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Completing pre-contract questions
Where consent is required before sale in Caerleon
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I bought a garden flat in Caerleon, conveyancing formalities finalised in 2010. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Caerleon with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 levied per year. The lease expires on 21st October 2078
With just 53 years unexpired we estimate the premium for your lease extension to be between £27,600 and £31,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.