Completed the sale of my flat in Narberth last November but our buyer keeps SMS messaging every few hours complaining that their lawyer needs to hear from mine. What should have happened now that I have sold?

Following your sale your solicitor is obliged to forward the transfer deeds and all additional paperwork to the purchaser's solicitors. Depending on the transaction, your lawyer should also send confirmation that the home loan has been repaid to the purchasers lawyers. There is unlikely to be post completion procedures peculiar conveyancing in Narberth.

I require fast conveyancing in Narberth as I am under a deadline to sign on the dotted line inside 2 weeks. Fortunately I do not need a mortgage. Is it possible to decline from having conveyancing searches to save money and time?

As you are not obtaining a home loan you have the choice not to do searches although no law firm would suggest that you don't. Drawing on our experience of conveyancing in Narberth the following are examples of issues that can crop up and therefore impact future saleability: Enforcement Actions, Outstanding Charges, Outstanding Grants, Railway Schemes,...

I am purchasing a new build house in Narberth benefiting from help to buy. The builders would not budge the amount so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not reveal to my solicitor about this extras as it could affect my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

As co-executor for the will of my father I am selling a residence in Monmouth but I am based in Narberth. My solicitor (based 250 miles awayrequires that I execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Narberth who can attest this legal document for me?

Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Narberth based

I've recently bought a leasehold flat in Narberth. Am I liable to pay service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Narberth - Sample of Queries Prior to Purchasing

Is there a share of the freehold? What is the service charge and ground rent on the flat? You will want to discover as much as possible regarding the company managing the block as they will impact your use and enjoyment of the property. Being a leasehold owner you will be in the clutches of the managing agents both financially and when it comes to every day issues like the upkeep of the communal areas. Ask other people what they think of them. Finally, find out the dates that the service charges are due to the appropriate party and precisely what you get for your money.