I am in the process of selling my maisonette in Chepstow and the estate agent has just text me to say that the purchasers are appointing a new conveyancer. The reason given is that the lender will only engage with property lawyers on their approved list. On what basis would a leading lender only deal with certain lawyers rather the firm that they want to select to handle their conveyancing in Chepstow ?
Banks have always had panels of law firms they are willing to work with, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Mortgage companies blame a rise in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.
How up to date is your database of Chepstow solicitors on the Skipton conveyancing panel? Do Skipton send you an updated list?
Chepstow conveyancing firms themselves provide us confirmation that they are on the Skipton conveyancing panel as opposed to being supplied with a list from Skipton directly.
We are selling our property in Chepstow and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers are using an internet conveyancing practice rather than a conveyancing solicitor in Chepstow. We have lived in Chepstow for six years we know of no issue. Should we get in touch with our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? 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)
I have justfound out that Action Conveyancing have been shut down. They conducted my conveyancing in Chepstow for a purchase of a leasehold flat 10 months ago. How can I check that the property is registered correctly in the name of the former proprietor?
The easiest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Chepstow conveyancing specialists.
I have just appointed agents to market my 2 bed flat in Chepstow. Conveyancing is yet to be initiated, but I have recently had a yearly maintenance charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as usual as all ground rent and maintenance payments should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I am the registered owner of a basement flat in Chepstow, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Chepstow with over 90 years remaining are worth £180,000. The ground rent is £65 per annum. The lease comes to an end on 21st October 2084
With just 59 years unexpired the likely cost is going to be between £20,900 and £24,200 as well as legals.
The suggested premium range 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 a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.
I recently discovered that one of the directors of the solicitors acting on the purchase conveyancing in Chepstow is related to the vendor. Is this permitted?
As long as no conflict arises this is allowable. If you are needing mortgage finance then the lender may have a say as many banks have specific instructions on this. For example for Santander A&L as of 5/12/2025, the requirements read as follows :