We are planning to acquire a flat and need a conveyancing solicitor in Pembrokeshire who is on the Leeds Building Society approved panel. Could you point me in the right direction as regards a conveyancing 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 Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Pembrokeshire.
In scouring consumer advice sites for a conveyancing lawyer in Pembrokeshire, many advise that I should use a CQS kitemarked solicitor. Can you explain what CQS is?
Pembrokeshire Conveyancing Quality Scheme law firms have achieved certification under the Law Society's Scheme (CQS) The Law Society created CQS to establish evidence of quality standards in the home legal process. CQS enables consumers to recognise solicitor firms that provide a quality residential conveyancing. Pembrokeshire is one of locations in England and Wales in which CQS have offices. The conveyancing scheme obliges solicitors to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Council of Mortgage Lenders.
Will our conveyancer be asking questions concerning flooding as part of the conveyancing in Pembrokeshire.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Pembrokeshire. Plenty of people will buy a house in Pembrokeshire, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, but there are a number of searches that may be undertaken by the purchaser or by their solicitors which will figure out the risks in Pembrokeshire. The conventional set of information supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to find out if the premises has suffered from flooding. If flooding has previously occurred and is not disclosed by the owner, then a purchaser may issue a claim for damages as a result of such an incorrect response. The buyer’s solicitors may also carry out an environmental report. This should reveal if there is any known flood risk. If so, additional investigations should be conducted.
I own a 4 bedroom Edwardian house in Pembrokeshire. Conveyancing practitioner acted for me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold under the exact same address. Is it worth asking Norwich and Peterborough Building Society to clarify?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Pembrokeshire and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing solicitor who carried out the work.
I am buying my first flat in Pembrokeshire with a mortgage from Nottingham Building Society. The sellers would not budge the price so I negotiated five thousand pounds worth of extras instead. The sale representative told me not disclose to my conveyancer about this side-deal as it may put at risk my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to complete next month on a leasehold property in Pembrokeshire. Conveyancing solicitors inform me that they report fully tomorrow. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Pembrokeshire should include some of the following:
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Does the lease prohibit wood flooring? Additions to the premises You must be told what is to be regarded as a Nuisance as far as the lease is concerned Rent payments - how much and when is collected, and be on notice if this will change in the future
I invested in buying a 1 bedroom flat in Pembrokeshire, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Pembrokeshire with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 per annum. The lease ends on 21st October 2078
With only 53 years left to run the likely cost is going to be between £27,600 and £31,800 as well as costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.