My brother and I have just purchased a house in Broad Haven. We have since encountered a number of problems with the property which we believe were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been conducted for conveyancing in Broad Haven?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Broad Haven. Conveyancing searches and due diligence undertaken during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a seller completes a questionnaire called a Seller’s Property Information Form. If the information is incorrect, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Broad Haven.
Can I use your services to recommend a Conveyancing solicitor in Broad Haven even if I’m not buying or selling a house, for example where I want to acquire an office in Broad Haven with a loan from Yorkshire Building Society?
The service is primarily there to find residential conveyancing solicitors in Broad Haven but we have set out towards the bottom of this page some Broad Haven commercial conveyancing firms. You should make contact with the company directly to establish if they are also authorised to represent Yorkshire Building Society
My bank has recommended solicitors on their panel based in Broad Haven but I would rather choose a conveyancing lawyer in Broad Haven local to me. Are you able to assist?
Not all Broad Haven conveyancing practices are listed all banks conveyancing panel. Use the above search tool to locate a Broad Haven conveyancing solicitor on the on the lender panel.
I am assisting my mother sell her property in Broad Haven. Does the conveyancer order the EPC or it is for me to see to?
Following the abolition of Home Information Packs, EPC’s was maintained a required component of selling a house. An EPC needs to be to hand prior to the property being marketed. It is not something that solicitors ordinarily arrange. If you are using a Broad Haven conveyancing solicitor they may help arrange energy performance certificates due to their contacts with reputable Broad Haven energy assessors
Is it correct that all Broad Haven CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing list of approved solicitors?
It is true that some banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
Is it the case that all Broad Haven solicitor firms on the UBS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the UBS conveyancing panel they would need to be governed by the SRA. Some mortgage companies do list licenced conveyancers on their panel and in that case the practice would be regulated by the Council of Licensed Conveyancers.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Broad Haven is where the house is located. Can you offer any advice?
Flying freeholds in Broad Haven are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Broad Haven you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Broad Haven may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I today plan to offer on a house that appears to tick a lot of boxes, at a great price which is making it all the more appealing. I have subsequently found out that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a leasehold house in Broad Haven. Conveyancing advisers have are about to be appointed. Will my lawyers set out the implications of buying a leasehold house in Broad Haven ?
Most houses in Broad Haven are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Broad Haven in which case you should be looking for a Broad Haven conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example obtaining the landlord’sconsent to conduct alterations. It may be necessary to pay a contribution towards the maintenance of the communal areas where the property is located on an estate. Your lawyer should advise you fully on all the issues.
I invested in buying a ground floor flat in Broad Haven, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Broad Haven with an extended lease are worth £222,000. The ground rent is £50 invoiced every year. The lease ceases on 21st October 2095
With only 70 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.