My wife and I have recently purchased a house in Pembrokeshire. We have since encountered a number of problems with the property which we suspect were overlooked in the conveyancing searches. What action can we take? What searches should? have been conducted for conveyancing in Pembrokeshire?
The question is vague as what problems have arisen and if they are specific to conveyancing in Pembrokeshire. Conveyancing searches and investigations undertaken during the buying process are supposed to help avoid problems. As part of the legal transfer of property, the vendor fills in a questionnaire referred to as a Seller’s Property Information Form. If the information turns out to be misleading, you could possibly take legal action against the owner 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.
My friend advised me that if I am buying in Pembrokeshire I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Pembrokeshire conveyancing searches. It is not a small report of about 40 pages, listing and setting out important information about Pembrokeshire around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information concerning Pembrokeshire.
I am buying a new build flat in Pembrokeshire. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Pembrokeshire
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Pembrokeshire is the location of the property. Is there any guidance you can impart?
Flying freeholds in Pembrokeshire are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pembrokeshire you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pembrokeshire may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
We're new to the buying process - agreed a price, but the agent has warned us that the vendor will only go ahead if we use the agent's chosen solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer who is familiar with conveyancing in Pembrokeshire
It is improbable the vendors are driving this. Should the seller desire ‘a quick sale', turning down a serious purchaser is going to damage their objectives. Try to communicate with the sellers directly and make sure they comprehend that (a)you are genuine buyers (b)you are ready to progress, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)however you will continue to appoint your own,trusted Pembrokeshire conveyancing lawyers - not the ones that will earn the negotiator at the agency a commission or hit his conveyancing thresholds pre-set by head office.
Can you suggest a conveyancing practitioner for conveyancing in Pembrokeshire (or nearby)? This is for purchase only.My husband and I had one lined up but just discovered that they can't deal with Principality.
The purpose of this site is restricted to being a directory service for conveyancers who wish to be listed as being on the approved conveyancing panel for Principality in certain areas for example Pembrokeshire . We dont recommend any particular lawyer.