Are the Pembrokeshire conveyancing solicitors identified as being on the Yorkshire BS conveyancing panel, together with their details provided by Yorkshire BS?
Pembrokeshire conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
I am planning on selling our home in Pembrokeshire and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Pembrokeshire lawyer would know this is not the case. It does beg the question why the buyers used a web based conveyancing outfit as opposed to a conveyancing solicitor in Pembrokeshire. Having lived in Pembrokeshire for 4 years we know of no issue. Do we contact our local Authority to seek clarification need.
It sounds as though you may have a conveyancing firm already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I used Action Conveyancing a few years past for my conveyancing in Pembrokeshire. Now, I need the documents but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Pembrokeshire of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build flat in Pembrokeshire. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Pembrokeshire
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. 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. 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.
Having checked my lease I have discovered that there are only 72 years unexpired on my lease in Pembrokeshire. I need to get lease extension but my landlord is can not be found. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to prove that you have done all that could be expected to locate the freeholder. For most situations a specialist should be useful to try and locate and prepare a report to be used as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on proving the landlord’s absence and the application to the County Court overseeing Pembrokeshire.
Pembrokeshire Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing
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Plenty Pembrokeshire leasehold properties will be liable to pay a service bill for maintenance of the building invoiced on behalf of the management company. If you acquire the property you will have to pay this contribution, usually in instalments during the year. This can differ from two or three hundred pounds to thousands of pounds for large purpose-built blocks. In all likelihood there will be a rentcharge for you to pay yearly, this is usually not a significant amount, say around £25-£75 but you need to check as sometimes it could be surprisingly expensive. This question is helpful as a) areas could cause problems for the building as the communal areas may start to deteriorate where maintenance are not paid for b) if the tenants have a dispute with the managing agents you will want to know about it What is the annual maintenance fee and ground rent?
We are soon to buying a apartment in Pembrokeshire. Conveyancing is not over but we would like keep the amount we are are purchasing for a secret from sites such as Zoopla. How can this be done?
The Land Registry by statute are required to note price paid information on a register of the title for residential properties countrywide including homes in Pembrokeshire. The register of ownership is an open document, so HMLR would be breaking the law excluded specific homes such as the property in Pembrokeshire.
In essence you can make a request of HM Land Registry to withhold the amount paid entry but the answer will be in the negative.