Are you able to vouch for a The Mortgage Works approved Pembrokeshire conveyancing firm that can complete within a short deadline? Would it be better to use a local Pembrokeshire practice or a factory type conveyancer?

We can recommend some very good Pembrokeshire conveyancing firms. You can also walk up the high street in Pembrokeshire. Visit a couple of firms and ask to see a conveyancing solicitor for a fee estimate. Discuss your expectations together with your reasons and get an assurance on your deadline. Select the one that genuine.

As someone not used to conveyancing in Pembrokeshire what’s your top tip you can give me for the house moving process in Pembrokeshire

Not many law firms shout this from the rooftops but conveyancing in Pembrokeshire or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is plenty of opportunity for friction between you and others involved in the legal transfer of property. For instance, the vendor, property agent and sometimes your lender. Selecting a lawyer for your conveyancing in Pembrokeshire should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the legal process whose responsibility is to act in your legal interests and to keep you safe.

Every so often a third party with a vested interest may attempt to convince you that it is in your interests to do things their way. For instance, the estate agent may claim to be assisting by claiming that your conveyancer is dragging his heels. Or your financial adviser may tell you to do something that is contrary to your lawyers recommendation. You should always trust your lawyer above all other parties in the home moving process.

I am considering applying for a Lloyds mortgage for purchase of a newly converted (under development) in Pembrokeshire with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Lloyds ?

There is nothing to stop you using your solicitor, but Lloyds will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

I work for a busy estate agent office in Pembrokeshire where we see a number of flat sales jeopardised due to leases having less than 80 years remaining. I have received inconsistent advice from local Pembrokeshire conveyancing solicitors. Please can you clarify whether the vendor of a flat can commence the lease extension process for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Pembrokeshire Conveyancing for Leasehold Flats - Examples of Queries before buying

Please inform me if there are any major works anticipated that will add a premium to the maintenance fees? For most Pembrokeshire leaseholds the cost for major works are not included within service charges, although there some managing agents in Pembrokeshire obliged leasehold owners to pay into a reserve fund and this is used to offset against larger repairs or maintenance. How many years remain on the lease?

I am purchasing a house mortgage free. My conveyancer has been supplied with with 2 distinct forms of photo identification, bank statement, multiple utility bills. Now he requires a copy from a probate lawyer advising that the funds are in place and that it has come from inheritance and not dealing E's in Ibiza.

In today’s world you will not be able to complete any Pembrokeshire conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Establishing of your source of funds is required under Money Laundering laws.