We are purchasing a 3 bedroom flat in Pembroke Dock with a mortgage. We have a Pembroke Dock conveyancer, however the lender says he's not on their "panel". We have to appoint one of the bank panel firms or continue with our Pembroke Dock conveyancer and pay for one of their panel firms to act for them. This feels very unfair; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Pembroke Dock conveyancing lawyer to apply to be on the conveyancing panel.

Why do I have to pay up front when it comes to conveyancing in Pembroke Dock?

If you are buying a property in Pembroke Dock your solicitor will request that you to provide them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the deposit is as part of the sale price then this should be asked for immediately before contracts are exchanged. The final balance that is needed will be payable shortly before completion.

I got the keys to my home on 13 October and my personal details is not yet registered. Any reason for this? My conveyancing solicitor in Pembroke Dock advises it would be concluded inside ten days. Are transfers in Pembroke Dock particularly slow to register?

There is nothing unique when it comes to conveyancing in Pembroke Dock registration formalities. Rather than based on location, timeframes can vary according to the party submitting the application, whether it is in order and if the Land registry must send notices to any interested parties. As of today roughly three quarters of such applications are fully dealt with within two weeks but some can be subject to protracted hold-ups. Registration occurs after the buyer is living at the property thus 'speed' is not typically an essential issue yet where it is urgent that the the registration takes place urgently then you or your lawyers should speak with the land registry and explain the circumstances.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Pembroke Dock. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Pembroke Dock

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are architect prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I am using a search engine for the phrase on line conveyancing in Pembroke Dock it shows results of many property lawyerslocally. How do I determine which is the suitable property lawyer for the sale of my house?

The preferential method of seeking the right conveyancer is via personal referral, so seek the guidance of friends and family who have purchased a property in Pembroke Dock or a respected estate agent or mortgage broker. Costs for conveyancing in Pembroke Dock differ, so it's a good idea to obtain at least three fee calculations from varying types of property lawyers. Make sure that you clarify that the charges are guaranteed not to to be inflated.