I am in the throes of porting my domestic loan to a BTL Lloyds TSB Bank mortgage. I was told by my mortgage that I must appoint a solicitor for this. I got in contact with my former Pembrokeshire conveyancing practitioner who acted on my behalf when I originally acquired the house. The fee calculation sent of £550 has surprised me as I am not require purchase conveyancing - it’s simply a bog-standard refinance.
The charges seem a little high. If you are content to invest time scrutinising charges you could shave off some of the expense by perhaps a hundred pounds. On the other hand, if you were content with the legal work the firm gave you couldlive to regret opting for an a cheaper lawyer. If is important to check the firm can represent Lloyds TSB Bank. Do utilise our search tool to locate a Pembrokeshire conveyancing firm on the Lloyds TSB Bank conveyancing panel, which can often include conveyancing solicitors in Pembrokeshire.
Last August we completed a house move in Pembrokeshire. We have noticed several problems with the house which we suspect were omitted in the conveyancing searches. What action can we take? What searches should? have been ordered as part of conveyancing in Pembrokeshire?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Pembrokeshire. Conveyancing searches and due diligence initiated during the buying process are designed to help avoid problems. As part of the process, a seller fills in a form called a Seller’s Property Information Form. If the information ends up being misleading, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Pembrokeshire.
I own a freehold premises in Pembrokeshire yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Pembrokeshire and has limited impact for conveyancing in Pembrokeshire but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
How does conveyancing in Pembrokeshire differ for newly converted properties?
Most buyers of new build property in Pembrokeshire come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is built. This is because new home sellers in Pembrokeshire typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Pembrokeshire or who has acted in the same development.
My business partner and I are hoping to lease a unit on the high street. Can you recommend lawyers offering no-sale-no charges for non-domestic conveyancing in Pembrokeshire for below 1500k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Pembrokeshire, including the sale and acquisition of businesses as well as simply premises. If you are hoping to buy or sell a shop, pub, restaurant, office, retail unit or a whole business we can find you the right firm. Regarding the charges this will depend on the structure and terms of the deal. Please provide us with your details or call so as to enable us to supply you with comprehensive commercial conveyancing calculation.
We're first time buyers - had an offer accepted, but the property agent has warned us that the owners will only issue a contract if we instruct the agent's chosen conveyancers as they want a ‘quick sale’. We would rather use a family conveyancer with experience of conveyancing in Pembrokeshire
It is highly unlikely the sellers are behind this. If they desire ‘a quick sale', taking such a hostile approach to a serious buyer is not the way to achieve this. Bypass the agents and go straight to the owners and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you intend to appoint your own,trusted Pembrokeshire conveyancing firm - not the ones that will earn their estate agent a referral fee or hit his conveyancing targets pre-set by HQ.