We were about to instruct a conveyancing solicitor in Fishguard listed by you but stumbled across some other estimates via the web look less pricey – how come?
There are a variety of conveyancing organisations offering at first sight what seems to be the cheapest conveyancing in Fishguard. Our advice is to think twice as to how much you respect your own move to you are willing to take 'cheap' risks in relation to the quality of the conveyancing. Many of them highlight a budget quote to catch your eye but bury supplemental fees in the small print..
I have given 8 weeks notice to my existing landlord and must vacate my let out flat in Fishguard by 20/1/2026. Conveyancing for my house purchase is progressing. How realistic is it to complete in a couple of weeks as I wish to avoid having to find short term accommodation?
The normal practice is not to provide notice for your letting unless exchange of contracts has taken place. If you have not previously done so, update to your solicitor and ask them to they cajole the sellers solicitors, try to an acceptable time-line that everyone will look to achieve
We're in Fishguard, First timers purchasing with a mortgage (lender is TSB , and our lawyer is on the TSB conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no 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.
I purchased my flat on 16 April and the transaction details is not yet registered. Need I be worried? My conveyancing solicitor in Fishguard said it would be registered inside ten days. Are titles in Fishguard particularly slow to register?
There is nothing unique about conveyancing in Fishguard registration formalities. Rather than based on location, timescales can differ subject to the party submitting the application, whether it is in order and whether the Land registry communicate with any other parties. Currently approximately 80% of submission are fully dealt with within 12 days but occasionally there can be longer hold-ups. Registration occurs once the new owner has moved in to the property therefore 'speed' is not typically top priority yet where there is a degree of urgency associated with the registration then you or your solicitor could contact the land registry and explain the circumstances.
Due to the encouragement of my in-laws I had a survey completed on a property in Fishguard ahead of instructing solicitors. I have been told that there is a flying freehold element to the house. The surveyor advised that some lenders may refuse to give a mortgage on such a property.
It varies from the lender to lender. Lloyds has different instructions from Nationwide. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Fishguard. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Fishguard to see if the conveyancing will be more expensive.
I am employed by a busy estate agent office in Fishguard where we see a few flat sales derailed due to short leases. I have been given contradictory information from local Fishguard conveyancing solicitors. Please can you clarify whether the seller of a flat can commence the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I am the registered owner of a split level flat in Fishguard, conveyancing having been completed in 2004. How much will my lease extension cost? Comparable flats in Fishguard with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 per annum. The lease ends on 21st October 2101
You have 76 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as legals.
The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.