My financial adviser has requested my Haverfordwest law firm’s panel reference for the Lloyds conveyancing panel. Can you suggest how I obtain this. I have contacted my local Haverfordwest office but they have not responded to me.
Have you tried contacting your Haverfordwest conveyancer about this?. They retain a central record lender panel numbers.
Can conveyancing in Haverfordwest to be done in less than 10 days?
Where the seller is applying pressure for your conveyancing we would recommend that your solicitor is familiar with the area as they will benefit local relationships and intelligence. It is possible that they may have conducted otherproperties in the same road. Therefore consider using a Haverfordwest conveyancing firm. Second, ensure that the lawyer is on the member panel. It is estimated that just under twenty per cent of Haverfordwest conveyancing transactions are suspended or derailed after finding out that a purchaser’s solicitor was not on their banks panel. In many cases this discovery resulted in the home move being frustrated by as much as three weeks. It is claimed that this issue impacts approximately 100,000 home moves every year. Most Haverfordwest conveyancing practices can not act for certain mortgage companies so do check as early as possible.
We are buying a flat and need a conveyancing solicitor in Haverfordwest who is on the Santander approved panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Haverfordwest.
The mortgage over my property is with Aldermore for my property in Haverfordwest. Conveyancing was finalised 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Aldermore?
You must advise Aldermore before letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. You need not do this via a Aldermore conveyancing panel firm.
I am due to exchange contracts on my flat. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Aldermore are being problematic. The Haverfordwest solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
UBS have agreed my mortgage in principle, my offer on a house in Haverfordwest has been agreed to, what are the next steps?
Your estate agent will wish to be informed of your conveyancing practitioner's details (ensure that the lawyers are on the lender’s panel). Call up UBS or the financial adviser and finish off any relevant forms. UBS will appoint a valuer who will get in contact with the estate agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. UBS will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Haverfordwest.
My relative suggested that if I am purchasing in Haverfordwest I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally included in the estimate for your Haverfordwest conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Haverfordwest around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information concerning Haverfordwest.
I am employed by a reputable estate agent office in Haverfordwest where we have experienced a number of leasehold sales put at risk as a result of short leases. I have received inconsistent advice from local Haverfordwest conveyancing solicitors. Could you confirm whether the seller of a flat can instigate 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 kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible 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 purchaser.
I am the registered owner of a 1 bedroom flat in Haverfordwest, conveyancing formalities finalised December 2008. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Haverfordwest with an extended lease are worth £170,000. The average or mid-range amount of ground rent is £50 yearly. The lease runs out on 21st October 2103
You have 78 years left to run we estimate the price of your lease extension to be between £7,600 and £8,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.