We are buying a 1 bedroom flat in Broad Haven with a mortgage. We have a Broad Haven solicitor, however the lender advise he's not on their "panel". It appears that we have little choice but to select one of the mortgage company panel solicitors or keep our Broad Haven conveyancing practitioner as well as pay for one of their panel firms to represent them. We consider that this is unjust; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Broad Haven conveyancing solicitor to apply to be on the conveyancing panel.

I am in a contract race with another buyer for a property in Broad Haven. What can be done to expedite the conveyancing process?

In the event that the seller is applying time constraints to exchange it is highly recommended that your lawyer is familiar with the location as they will have local relationships and know-how. It is possible that they could have conducted previoushomes in the same road. Therefore consider using a Broad Haven conveyancing firm. In addition, double check that the conveyancing firm is on the on the approved list for your mortgage company. It is claimed that nearly one in five of Broad Haven conveyancing deals are suspended or jeopardised after finding out that a purchaser’s lawyer was not on their banks member panel. In many cases this discovery resulted in the buying process being delayed by almost 21 days. It is estimated that this issue impacts in the region of one hundred thousand home moves annually. Most Broad Haven conveyancing firms can not act for certain banks so do check at the outset.

Do the Building Society Association intend to launch a search tool with a view to to identify law firms on the Earl Shilton BS conveyancing panel for example in Broad Haven?

We would not expect to be advised of any plans on the part of the BSA to develop such a register.

Should I be suspicious by third parties that I am dealing with are suggesting a national conveyancing firm rather than a local Broad Haven conveyancing company?

As with lots of professional services, often suggestions from connections can be extremely useful or valuable. But there are many people with a vested interest in a conveyancing matter; estate agents, financial adviser and lenders might all recommend solicitors to select. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes commercial relationship behind the endorsement. You have the right to appoint your own lawyer. Don't forget that many lenders operate an approved list of law firms you must use for the lender aspect of your conveyancing.

We expect to complete our sale of a £400,000 maisonette in Broad Haven next week. The managing agents has quoted £324 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Broad Haven?

Broad Haven conveyancing on leasehold flats more often than not involves the purchaser’s solicitor sending questions for the landlord to address. Although the landlord is under no legal obligation to answer these enquiries the majority will be willing to do so. They are at liberty to charge a reasonable administration fee for answering questions or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is over three hundred pounds, in some situations it is above £800. The administration charge levied by the landlord must be accompanied by a summary of rights and obligations in respect of administration charges, otherwise the invoice is not strictly payable. Reality however dictates that you have no choice but to pay whatever is requested of you if you want to exchange contracts with the buyer.

Broad Haven Leasehold Conveyancing - A selection of Questions you should consider before Purchasing

The prefered form of lease structure is where the freehold reversion is in the ownership of the leaseholders. In this scenario the leaseholders benefit from being in charge if their destiny and even though a managing agent is often employed where it is bigger than a house conversion, the managing agent is directed by the tenants. How long is the Lease?