Can I use your services to find a Conveyancing solicitor in Fishguard even where I’m not buying or disposing of a house, for instance if I want to acquire a shop in Fishguard with a mortgage from Bank of Scotland?
The service is primarily used to locate domestic conveyancing solicitors in Fishguard but we have listed at the bottom of this page some Fishguard commercial conveyancing firms. You will need to enquire with the solicitors directly to establish if they are also authorised to represent Bank of Scotland
I am purchasing a 3 bedroom semi in Fishguard. We would like to carry out an extension to the side at the property.Will the conveyancing process involve investigations to ascertain if these alterations are permitted?
Your conveyancer should review the registered title as conveyancing in Fishguard will occasionally identify restrictions in the title documents which prevent certain alterations or need the permission of a 3rd party. Some additions need local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.
Two weeks ago we had a mortgage agreed in principle with HSBC. Fishguard conveyancing practitioners have been appointed. How long does it take for HSBC to send the offer to the solicitor?
There is no definitive answer here. Have HSBC done the valuation? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
After what feels like an age I have had an offer on an apartment in Fishguard accepted, but there is a chain. The vendors have offered on on an apartment, but it’s not been accepted yet, and have viewings of other apartments booked. I have instructed a high street conveyancing solicitor in Fishguard. What should be my next step? When should I get the mortgage application with Nottingham going?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then survey, Fishguard conveyancing search charges, etc). The first thing to do is ensure that your conveyancer is on the Nottingham conveyancing panel. As to the subsequent steps this very much depends on the uniqueness of your case, desire for the property and on the state of the market. During a buoyant market some buyers will apply for a home loan with Nottingham and arrange for the valuation and only if it was satisfactory would they ask their property lawyer to move forward with the conveyancing in Fishguard.
Just had an offer accepted on a new build flat in Fishguard. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Fishguard
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants.
I have been on the look out for a flat up to £235,500 and identified one close by in Fishguard I like with open areas and transport links nearby, however it's only got 61 remaining years left on the lease. There is not much else in Fishguard for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a mortgage the shortness of the lease will likely be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
In relation to leasehold conveyancing in Fishguard what are the most common lease problems?
There is nothing unique about leasehold conveyancing in Fishguard. Most leases are drafted differently and drafting errors can result in certain clauses are erroneous. The following missing provisions could result in a defective lease:
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Repairing obligations to or maintain parts of the premises
You could encounter difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, Bank of Scotland, and Godiva Mortgages Ltd all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the purchaser to withdraw.
I acquired a ground floor flat in Fishguard, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Fishguard with an extended lease are worth £265,000. The ground rent is £50 charged once a year. The lease comes to an end on 21st October 2100
With just 75 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.
I have today placed an offer on an apartment in Fishguard and the mortgage adviser that we are using recommended his property lawyer. She quoted nine hundred pounds including VAT and 3rd party costs. Does this sound reasonable?
You should not rely on 1 quote. One should seek like-for-like quotes for your conveyancing in Fishguard. Then select one that you trust and crucially, is on the approved panel of the lender that you have applied for a mortgage from.