I am acquiring a house without a mortgage in Broad Haven. I have lived for the previous dozen years in Broad Haven. Conveyancing searches are a lot of money. Given that I have knowledge of the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?

Provided that you do not need a home loan, then the vast majority of the Broad Haven conveyancing searches are at your discretion. Your lawyer will 'advise', no-doubt strongly, that you should have searches carried out, but she is duty bound to do this. One thing to take into account; if you are intend to sell the house in the future, it will likely be be of importance to your future buyer what the searches determine. On occasion properties with no practical issues can still reveal unfavourable search results. A competent conveyancing solicitor in Broad Haven should provide you some constructive advice here.

My friend advised me that if I am purchasing in Broad Haven I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is usually quoted for as part of the standard Broad Haven conveyancing searches. It is not a small document of about 40 pages, listing and setting out important information about Broad Haven around the property and the people living there. It includes 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 Property Price, Crime details, Broad Haven Education with maps and statistics, Local Amenities and other useful information regarding Broad Haven.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Broad Haven?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Broad Haven. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

We're FTB’s - agreed a price, but the agent has warned us that the vendor will only move forward if we appoint the agent's chosen conveyancers as they need a ‘quick sale’. We would rather use a local conveyancer used to conveyancing in Broad Haven

It is highly unlikely the owners are behind this. If they want ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Speak to the vendors direct and explain that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you will continue to instruct your own,trusted Broad Haven conveyancing lawyers - as opposed tothose that will provide the estate agent a referral fee or hit his conveyancing figures pre-set by head office.

I wish to rent out my leasehold apartment in Broad Haven. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A small minority of properties in Broad Haven do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I invested in buying a 1 bedroom flat in Broad Haven, conveyancing was carried out 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Broad Haven with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 levied per year. The lease expires on 21st October 50

With just 50 years left to run the likely cost is going to span between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.