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Conveyancing in Newport Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 19/10/17

Transport and public service information if you’re buying or selling residential property in Newport (Casnewydd) -

By road: Newport is served by the M4, A449 and A4042. By rail: The nearest train station is Newport. By air: Cardiff Airport is 24 miles from Newport, Bristol Airport 37 miles and Swansea Airport 57 miles.

Hospital: St. Woolos, 131 Stow Hill, Newport, NP20 4SZ. Council: Newport City Council (www.newport.gov.uk).

Attractions: Newport Mediaeval Ship, Tredegar House, Belle Vue Park, Newport Cathedral, Newport Castle.

Q.

What are the best rates for conveyancing for a £545,000 home in Newport?

While many firms state that they offer 'the cheapest conveyancing quotes', this may not be as straightforward or as cheap as it initially looks, because additional costs are often hiding in the small print. Such extra charges need to be fair and clearly stated.

At Homeward Legal, we never hide any costs, and our quotes provide a clear statement of your legal fees for a standard conveyancing transaction. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to discuss your needs.

Q.

I have read a lot of publicity about the widespread river-flooding in Wales. We are questioning whether the conveyancing and environmental searches are thorough enough?

Your assigned property lawyer will order a variety of searches as standard for your transaction, including an environmental search. This latter will incorporate a review of the level of historical risk associated with your house and the area surrounding it. When the results come back, and should the level of risk be significant and therefore demand it, your lawyer will then instigate a more in-depth search of the flood risk to the area.

If you are anxious you could try to approach a neighbour or local resident. Or you could contact a local Wales flood repair builder.

Q.

Is your solicitor team set up to complete exchange on the legal conveyancing of residential property auctions in Newport within 28 days?

Yes. Indeed we are. Our niche panel of auction solicitors are specialists with a vast array of experience in representing buyers and sellers at both local and national property auctions. Shrewd auction-goers will know that the best tactic is to appoint a conveyancer as soon as possible, and well before the auction day, so that all the legal paperwork may be reviewed and sorted out. Then, as soon as the auction is finished, they will be fully briefed and can then complete the conveyancing within the statutory timeframe of four weeks or earlier.

Call our auction experts on 0800 038 6699 to discuss your plans and to obtain a fixed-fee quote with our guaranteed ‘No Move, No Fee’.

Q.

Will we need searches done for chancel liability? I am buying a Newport home close by a 15th Century 'church furlong'.

In Newport, some owners may well be required to cover the cost of repairs to nearby church property. Indemnity policies can be arranged if chancel liability is likely to be enforced. Your conveyancing lawyer will establish what the level of legal obligation is for you at your new property, and will also suggest an appropriate indemnity policy to address chancel liability. Churches in the local area include:

  • All Saints, Brynglas Road, Newport, NP20 5QY
  • Holy Trinity, Christchurch, Newport, NP18 1JP
  • St. Andrew, Somerton Road, Newport, NP19 4JZ
  • St. John the Baptist, Risca Road, Newport, NP20 4LP
Q.

Which of the mortgage lender panels in Newport are you on?

Of the large number of lenders and brokers with local branches in Newport, Homeward Legal work with the vast majority. Local mortgage lenders and brokers include:

  • Barclays Bank PLC, 14 Commercial Street, Newport, NP20 1HE
  • Monmouthshire Building Society, 234 Stow Hill, Newport, NP20 4HA
  • Mortgage Advice Bureau, 77 Bridge Street, Newport, NP20 4AQ
  • Q.

    How much is the council tax on a semi-detached, Band E building in Newport?

    You should be given the details of your new home’s council-tax band as part of the conveyancer's title report. The correct rates for Newport are listed online at the Newport City site (refer to the services section at the top of these FAQs for a link). For the 2016/2017 tax year, the bands and rates for Bishton (a representative area) in Newport were:

    • Band A - £803.72
    • Band B - £937.67
    • Band C - £1,071.62
    • Band D - £1,205.57
    • Band E - £1,473.47
    • Band F - £1,741.37
    • Band G - £2,009.29
    • Band H - £2,411.14
    • Band I - £2,812.99

    Retrieved on 22 February 2017

    Q.

    We are planning to use National Counties Building Society as our mortgage lender, but is there anything I need to know before we go ahead?

    Traditionally, solicitors could carry out mortgage-related work for most lenders. However, a small number of mortgage-lenders and -brokers have reduced the number of firms able to act for them. The good news is that Homeward Legal will act for the majority of mortgage-lenders, keeping buyers' legal costs to a minimum.

    Give Homeward Legal a call on 0800 038 6699 for a fixed-fee quote.

    Q.

    Is the soil in Newport contaminated by cobalt (Co)?

    Given the history of industry and agriculture in parts of Newport, soil contamination is impossible to completely avoid. The local authority for Newport will be able to provide more detail on cases of contamination.

    Q.

    Would ordering a building survey be required when we are purchasing property in Newport?

    A.

    It is suggested that you order a building survey. There are a range of defects that can negatively affect a property, which will not be addressed during a property valuation. These can include cracks in walls and dry rot.

    Q.

    How much time should conveyancing to purchase an apartment need? The property is also local.

    A.

    On average, the number of weeks needed to transfer a property may vary, with reference to numerous considerations including whether the property is leasehold. We strive to ensure a sale, purchase or transfer of equity is undertaken as quickly as possible.

    Q.

    Are any of the conservation areas in Newport are in poor condition?

    A.

    The inventory of the condition of conservation areas is assessed by English Heritage and this areas and information are accessible at their website:

    Newport is noted as poor with medium vulnerability and deteriorating.

    Q.

    I would prefer to complete on the sale of my apartment in under 30 days, are Homeward Legal fast Newport conveyancers ?

    A.

    We believe that our active lawyers assume a an extremely efficient plan of attack to completing the conveyancing Homeward Legals panel of solicitors approach to conveyancing is different as we have invested in cutting edge online systems .

    Critically we always allocate you a company trained to communicate with all parties in the home buyer and seller chain .

    Q.

    The web is full of plenty of useful publications giving details on DIY conveyancing for example A Practical Approach to Commercial Conveyancing and Property. Do we necessarily need to use a Newport conveyancer ?

    A.

    It can certainly possible to conduct conveyancing on your own. In reality however, a property solicitor handles a long list of roles from ranging from applying for office copies of lease and other land reg docs or apportioning service charges some of which need a qualified solicitor. Moreover firms and their solicitors are required to have sufficient indemnity insurance to safeguard you in the event of oversights.

    Q.

    We are buying in Newport. Are there any conservation areas in the area?

    A.

    Conservation areas denote areas of architectural merit. The solicitor handling your purchase should be able to advise further and discuss the relevant responsibilities you would be taking on by purchasing in a conservation area.

    Q.

    Is it hazardous to avoid paying out for stamp duty?

    A.

    SDLT is generally payable on residential property sold for more than one hundred and twenty-five thousand pounds. Stamp duty reduction scheme should be treated with extreme caution, as such schemes are often uneconomical and can be very unlikely to succeed.