My bid for a property was accepted at auction in Narberth. Conveyancing is necessary. What is next?

Now that you are exchanged you now have to find a conveyancing solicitor soon as you are faced with a pending deadline in which to complete the transaction. Every auction property will ordinarily have a corresponding legal pack. This should include evidence of title and search results. Where you are dealing with leasehold premises the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You should give this to the solicitor instructed by you as soon as possible. You also need to ensure that that you have the requisite funding in place to complete on the date specified in the contract.

I am buying a detached bungalow in Narberth. The intention is to carry out an extension to the side at the property.Will the conveyancing process include checks to ascertain if these alterations are allowed?

Your solicitor should check the deeds as conveyancing in Narberth can sometimes reveal restrictions in the title documents which prevent certain changes or need the permission of a 3rd party. Certain extensions call for local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.

It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Narberth building society branch on various occasions and was told it wasn't an issue and they will lend. My Narberth conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they will not lend based on their specific requirements. I have no idea who is right.

Your lawyer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I need some fast conveyancing in Narberth as I am under a deadline to exchange contracts inside one month. Thankfully I do not need a mortgage. Is it possible to avoid the conveyancing searches to save money and time?

If.Given you are are a mortgage free buyer you are at free not to have searches conducted although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Narberth the following are examples of what can be revealed and therefore impact future saleability: Enforcement Notices, Outstanding Charges, Outstanding Grants, Unadopted Roads,...

Are there restrictive covenants that are commonly picked up during conveyancing in Narberth?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Narberth. 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…’

I am looking for a conveyancing lawyer in Narberth for my home move. Is there any facility to check a firm’s complaints history with the profession’s regulator?

One can review documented Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training reasons.

My mortgage broker has suggested using their solicitor for the conveyancing in Narberth - Surely it’s easier to just use them?

It is not always the case and you are free to opt for whichever property lawyer of your choosing for your Narberth conveyancing. A property lawyer suggested by an estate agent may not always be the best property lawyer, they may recommend their own conveyancing firm who are based remotely. In this instance you may not have contact with your conveyancing practitioner and due to the lack of continuity in the transaction, it may be difficult to obtain updates.