Do the conveyancing practitioners that you recommend carry out auction conveyancing in Pembroke Dock?

We know of a number of auction practitioners we can connect you with those specialising in auction conveyancing. Pembroke Dock is just one of our areas of where our lawyers have a presence.

Can I be sure that the Pembroke Dock conveyancing solicitor on the Kent Reliance panel is any good?

When it comes to conveyancing in Pembroke Dock getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor handling your transaction.

I am selling my house. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being difficult. The Pembroke Dock solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

My offer was accepted on an apartment in Pembroke Dock on 13/10/2025, valuation was booked 4 days after, all came back fine. Conveyancer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Can the lender hold off the offer?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am looking for a flat up to £235,500 and identified one close by in Pembroke Dock I like with amenity areas and station nearby, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Pembroke Dock for this price, so just wondered if I would be making a mistake buying a short lease?

If you need a home loan that many years will likely be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

Am I right to be concerned about third parties that I am dealing with are recommending a web based conveyancing firm as opposed to a local Pembroke Dock conveyancing company?

As with lots of professional services, often suggestions from family and friends can be extremely useful or valuable. Yet there are numerous parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and mortgage companies may recommend solicitors to retain. Sometimes the lawyers might be known to one of the organisations as being good in their field, but sometimes there might be a commercial relationship behind the recommendation. You have the discretion to choose your preferred conveyancer. Don't forget that the majority of mortgage providers specify a panel list of solicitors you have to use for the mortgage aspect of your conveyancing.

Estate agents have just been given the go-ahead to market my 2 bed apartment in Pembroke Dock. Conveyancing solicitors are to be appointed soon, however I have recently had a quarterly maintenance charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as you normally would as all rents and service charges should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I am the registered owner of a 1st floor flat in Pembroke Dock, conveyancing formalities finalised in 1996. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Pembroke Dock with over 90 years remaining are worth £185,000. The ground rent is £65 yearly. The lease expires on 21st October 2086

With only 61 years left to run we estimate the premium for your lease extension to range between £19,000 and £22,000 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.