Unfortunately I am unable to travel far from Haverfordwest. Please clarify why all Haverfordwest conveyancing practitioners are not on all lender panels?
Banks point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The removal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for lending institutions to review their conveyancing panels, which triggered a major policy change in the sector. This resulted in mortgage companies pruning a number of firms off their official list of approved conveyancing practitioners .
There are plenty of conveyancing solicitors in Haverfordwest but how do I know who I should use?
We would encourage you not to go for the lowest Haverfordwest conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I happen to be the sole recipient of my late mum's estate and I have everything in my name alone, including the my former home in Haverfordwest. Conveyancing formalities meant that the Land Registry date was in July. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship could be regarded the same way as if I'd bought the property in July. Do I have to wait 6 months to sell?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How sensible a view banks take of it, depend on the mortgage company as this provision chiefly exists to pick up on the purchase and immediately sell or the quick reselling of properties.
I am selling my house. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being problematic. The Haverfordwest solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My wife and I are close to exchanging contracts on the sale of our property in Haverfordwest and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local lawyer would know this is not the case. For the life of me I don't know why the purchasers are using a nationwide conveyancing firm rather than a conveyancing solicitor in Haverfordwest. We have lived in Haverfordwest for 4 years we know that this is a non issue. Should we contact our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I used Wolstenholmes several years past for my conveyancing in Haverfordwest. Now, I need the files but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Haverfordwest of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the advice of my in-laws I had a survey completed on a property in Haverfordwest in advance of instructing solicitors. I have been informed that there is a flying freehold element to the house. The surveyor has said that some mortgage companies may refuse to issue a mortgage on a flying freehold property.
It depends who your proposed lender is. HSBC has different requirements from Halifax. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Haverfordwest. Conveyancing will be smoother if you use a solicitor in Haverfordwest especially if they regularly deal with such properties in Haverfordwest.
I am in need of some leasehold conveyancing in Haverfordwest. Before I get started I require certainty as to the unexpired term of the lease.
If the lease is recorded at the land registry - and almost all are in Haverfordwest - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I invested in buying a 1 bedroom flat in Haverfordwest, conveyancing having been completed in 2008. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Haverfordwest with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease finishes on 21st October 2103
With 77 years unexpired we estimate the price of your lease extension to range between £7,600 and £8,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.