Find a Lender-Approved Local Conveyancer in Caerwent

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Top 5 reasons to use our service to help you choose a local conveyancing solicitor in Caerwent

  • 1 We are the UKs most comprehensive residential conveyancing directory listing bank approved law practices carrying out conveyancing in Caerwent who are regulated by the SRA or CLC.
  • 2 Caerwent lawyers work in partnership with Caerwent estate agents, house builders, surveyors, banks and other professionals to make sure that the highest level of service is offered to home movers every step of the way, offering all the legal expertise and support you require
  • 3 Our site is the only site that enables you the facility to ensure that your conveyancing in Caerwent will be carried out by a property lawyer on your bank member panel.
  • 4 Caerwent property lawyer are the key to a successful Caerwent conveyancing experience, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your conveyancing
  • 5 Personal touch together with pure property experience are key benefits that you should value when selecting conveyancing solicitors. Caerwent conveyancing can become significantly more stressful as a result of lack of transparency between all the parties. The lawyers we work with ensure that the lines of communication are open and act on arising issues and developments expeditiously.

Examples of recent conveyancing in Caerwent since March 2024*

Recently asked questions about conveyancing in Caerwent

My partner and I are purchasing a newly constructed flat in Caerwent and my solicitor is telling me that she has to the mortgage company to reveal incentives from the builder. I am nearing the developer’s deadline to exchange and I don't want to delay matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

We're in Caerwent, FTBs purchasing with a mortgage (lender is Co-operative , and our lawyer is on the Co-operative conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

We had selected solicitors with offices in Caerwent on the Lloyds solicitor panel. They have just invoiced me a further fee for dealing with the Lloyds mortgage. Is this an additional conveyancing fee set by Lloyds?

Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner may charge a fee for this. The fee is not dictated by Lloyds but by your Caerwent conveyancer. Numerous firms on the Lloyds panel will charge an ‘acting for lender’ fee but many practices include it on their overall fee.

It is unclear whether my bank requires a lease extension. I have called my Caerwent bank branch on numerous occasions and was told it does not affect the mortgage offer and they will lend. My Caerwent conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. Who do I believe?

The conveyancer must comply with the Council of Mortgage Lenders’ Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

My offer was accepted on an apartment in Caerwent on 9/5/2024, valuation was booked 3 days after, received a clean bill of health. Solicitor retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Kent Reliance and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Kent Reliance conveyancing panel. Are Kent Reliance entitled to hold back the Mortgage pending the lawyer being on the approved list?

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.

3 months have gone by since my purchase conveyancing in Caerwent completed. I have checked the Land Registry website which shows that I paid £200,000 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.

I have been on the look out for a leasehold apartment up to £305k and found one near me in Caerwent I like with amenity areas and railway links in the vicinity, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Caerwent for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a mortgage that many years will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.

What makes a Caerwent lease unacceptable for security purposes?

There is nothing unique about leasehold conveyancing in Caerwent. All leases are individual and drafting errors can sometimes mean that certain provisions are not included. For example, if your lease is missing any of the following, it could be defective:

    Insurance obligations Clauses dealing with recovering service charges for expenditure on the building or common parts.

A defective lease can cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Virgin Money, and Platform Home Loans Ltd all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the buyer to pull out.

Leasehold Conveyancing in Caerwent - A selection of Questions you should consider Prior to buying

    How many of the leaseholders are in arrears for their service charge payments? Who takes responsibility for maintaining and repairing the block? You should want to find out as much as possible about the company managing the block as they will impact your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to daily issues such as the tidiness of the communal areas. Enquire of other people what they think of them. On a final note, find out the dates that you are obliged pay the maintenance charge to the managing agents and precisely how they are spending the funds.

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Sample of conveyancing solicitors in Caerwent regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Caerwent but also conveyancing throughout England and Wales.

  • Twomlows, 20 Newport Road, Caldicot, Monmouthshire, NP26 4BQ
  • Nutter & Richards Solicitors, 89 Treetops, Portskewett, Caldicot, Gwent, NP26 5RT
  • Francis & Co, 17 Welsh Street, Chepstow, Gwent, NP16 5YH
  • Dr Jonathan Evans Ltd, Bevan-evans House, Riflemans Way, Chepstow, Gwent, NP16 5EJ
  • Bevan-evans & Capehorn Solicitors Llp, Bevan-evans House, Riflemans Way, Chepstow, Gwent, NP16 5EJ

Residential Landlord and Tenant Conveyancing solicitors in Caerwent

The firms listed below are a small selection of solicitors in Caerwent with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This should include advice on Service charge disputes

  • Twomlows, 20 Newport Road, Caldicot, Monmouthshire, NP26 4BQ
  • Nutter & Richards Solicitors, 89 Treetops, Portskewett, Caldicot, Gwent, NP26 5RT
  • Properts, 11 Beaufort Square, Chepstow, Monmouthshire, NP16 5EP

Typically, Caerwent conveyancing for a sale has some of the following tasks

  • Taking instructions from parties involved
  • Collating the documents evidencing the title to the property
  • Drafting contract and associated papers
  • Supplying draft papers to the conveyancer retained by the buyer
  • Negotiating contracts and responding to further queries from the buyer’s conveyancer
  • Negotiating the transfer document
  • Answering requisitions submitted by the purchaser’s conveyancer
  • Carrying out the key stage of exchanging contracts and then preparing for completion
  • Receiving sale proceeds and sending funds to the vendor, the estate agent and redeeming the home loan (if appropriate)

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.