We instructed a Pembrokeshire based lawyer for our conveyancing in Pembrokeshire yesterday. Going through the Ts and Cs I noteI am liable for charges even where the conveyance does not complete. Should I go with them or appoint an on-line firm promising no completion no charge conveyancing in Pembrokeshire?
It is usually a trade off in that if "No Completion No Fee" is offered then the fee levels will tend to be be more expensive to counteract those transactions that do not proceed. Dont forget that such deals rarely cover expenses for instance Pembrokeshire conveyancing search costs.
I am about to exchange on the purchase of a house in Pembrokeshire but as a result of damage from a small fire at the property I have managed to agree recompense from the vendor of £2k by way of a reduction in the price. I had intended this to be addressed as part of amending the contract but UBS will not permit this. Why were they approached?
Your conveyancer being on the UBS conveyancing panel is duty bound to advise UBS of any changes to the sale price. If you prohibit your property lawyer to report the reduction to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new property lawyer for your conveyancing in Pembrokeshire.
As someone with no idea as to the Pembrokeshire conveyancing process what’s your top tip you can give me concerning the legal transfer of property in Pembrokeshire
Not many law firms or advisers will tell you this but conveyancing in Pembrokeshire and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists lots of opportunity for friction between you and others involved in the house moving process. For example, the vendor, property agent and even potentially the mortgage company. Appointing a law firm for your conveyancing in Pembrokeshire an important selection as your conveyancer is your adviser, and is the ONE party in the transaction whose role it is to look after your legal interests and to protect you.
There is a worrying creep of a "blame" culture- someone must be blamed for the process being so protracted. We recommend that you should always trust your lawyer ahead of all other parties when it comes to the legal transfer of property.
I have just over seventy years remaining on my lease and need a lease extension for my flat in Pembrokeshire. Conveyancing solicitors on the Platform panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 10/2/2026 the requirements read as follows :
Do you have any top tips for leasehold conveyancing in Pembrokeshire from the point of view of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Pembrokeshire can be avoided if you appoint lawyers the minute you market your property and ask them to put together the leasehold information which will be required by the buyers’ representatives. A minority of Pembrokeshire leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. If you have carried out any alterations to the property would they have required Landlord’s consent? In particular have you installed wooden flooring? Pembrokeshire leases often stipulate that internal structural changes or addition of wooden flooring calls for a licence issued by the Landlord acquiescing to such works. Should you fail to have the paperwork to hand do not communicate with the landlord without checking with your conveyancer before hand. If you are supposed to have a share in the freehold, you should make sure that you are holding the original share document. Organising a duplicate share certificate is often a lengthy formality and frustrates many a Pembrokeshire conveyancing deal. Where a reissued share certificate is required, do contact the company director and secretary or managing agents (if applicable) for this at the earliest opportunity.
Leasehold Conveyancing in Pembrokeshire - Examples of Queries before Purchasing
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Are any of leasehold owners in arrears of their service charge liability? Many Pembrokeshire leasehold flats will incur a service charge for maintenance of the block set on behalf of the landlord. Should you buy the flat you will have to meet this amount, usually periodically throughout the year. This can vary from two or three hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. In all likelihood there will be a rentcharge for you to pay annual, this is usually not a large sum, say around £50-£100 but you should to enquire as sometimes it could be many hundreds of pounds. The prefered form of lease arrangement is a share of the freehold. In this situation the leaseholders have being in charge if their destiny and even though a managing agent is often employed where it is bigger than a house conversion, the managing agent acts for the leaseholders themselves.
Is it true that a Pembrokeshire conveyancing solicitor has court proceedings brought against them by clients for failing to conduct comprehensive conveyancing searches?
Our attention has not be brought to such a Pembrokeshire conveyancing claim but it has been reported that, clients purchasing a property elsewhere in England successfully won a claim against their property lawyer due to development permission to erect a wind farm failing to be picked up in conveyancing searches.
Where you are buying in Pembrokeshire It is critical that your conveyancing practitioner purchase all Pembrokeshire conveyancing searches required making sure that you have accurate and current information before acquiring a home in Pembrokeshire.