Am I correct in assuming that the fact that my solicitor in Monmouth is not identified on my mortgage company's solicitor panel that there is a problem with the quality of his work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Monmouth conveyancing practice and ask them why they are no longer on the approved list for your bank.

Having sold my house in Monmouth last February yet the purchaser is whats apping every few hours complaining that his solicitor needs to hear from mylawyer. What are the post completion sale legalities following completion?

Following your disposal your conveyancer is committed to deliver the transfer documentation and all of the paperwork to the purchaser's lawyers. If applicable, your conveyancer must also confirm that the legal charge in favour of the lender has been repaid to the buyers solicitors. There are no post completion procedures unique to conveyancing in Monmouth.

Am I best advised to appoint a Monmouth conveyancing lawyer in close proximity to the house I am purchasing? An old friend can perform the legal work but her office is approximately 350kilometers drive away.

The primary upside of using a local Monmouth conveyancing firm is that you can drop in to sign documents, deliver your identification documents and pester them where appropriate. They will also have local knowledge which is a benefit. However it's more important to get someone that will do a good and efficient job. If other friends have used your friend and the majority were impressed that should outweigh using an unknown Monmouth conveyancing lawyer solely due to them being based in the area.

Can you provide any advice for leasehold conveyancing in Monmouth with the purpose of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Monmouth can be reduced if you instruct lawyers the minute your agents start advertising the property and ask them to collate the leasehold documentation needed by the buyers’ conveyancers.
If you are supposed to have a share in the freehold, you should ensure that you hold the original share certificate. Obtaining a duplicate share certificate can be a time consuming process and delays many a Monmouth home move. Where a new share is necessary, do contact the company director and secretary or managing agents (if relevant) for this as soon as possible. Many freeholders or Management Companies in Monmouth charge for supplying management packs for a leasehold home. You or your lawyers should discover the actual amount of the charges. The management information sought on or before finding a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Monmouth. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in Monmouth state that internal structural alterations or addition of wooden flooring calls for a licence issued by the Landlord approving such changes. If you fail to have the consents in place do not communicate with the landlord without checking with your lawyer in advance.

I bought a garden flat in Monmouth, conveyancing was carried out April 2010. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Monmouth with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ceases on 21st October 2095

With just 69 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns 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 placing reliance on this information before seeking the advice of a professional.

Please set a few of compelling advantages to choosing a local solicitor in Monmouth

A significant proportion of house movers in Monmouth opt for a local lawyer so that they can visit if they have problems, and to deliver mortgage deeds rather taking the chance of relying on the post.

There is a slight edge when opting for a property lawyer local to a property you are buying, due to the in-depth knowledge of the locality and possible local issues - however this is debatable. The majority of conveyancers are now through email and may be any place in the world.