Completed the sale of my flat in Pembrokeshire last February but the buyer keeps telephoning me complaining that her solicitor is waiting to hear from mysolicitor. What should my lawyer have done now that I have sold?

Following your disposal your lawyer should deliver the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. Where appropriate, your conveyancer should also confirm that the legal charge in favour of the lender has been paid off to the purchasers conveyancers. There is unlikely to be post completion formalities unique to conveyancing in Pembrokeshire.

I'm the single beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Pembrokeshire. The Pembrokeshire property was put into my name in June. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my proprietorship could be treated the same way as if I'd bought the property in June. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How sensible a view banks take of it, depend on the mortgage company as this requirement is primarily there to capture the purchase and immediately sell or the flipping of property.

My husband and I have arranged the release of further funds on our mortgage from Leeds Building Society as we want to carry out a loft conversion to our property in Pembrokeshire. Are we obliged to select a high street Pembrokeshire solicitor on the Leeds Building Society conveyancing panel to handle the paperwork?

Leeds Building Society would not normally require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society list.

I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Pembrokeshire conveyancing practitioner on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Leeds Building Society has sent the Land Registry the discharge electronically, and
3. Leeds Building Society has instructed the Land Registry to do so

Various online forums that I have frequented warn that are a common cause of stalling in Pembrokeshire house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances in the conveyancing process. Searches are not likely to be the root cause of holding up conveyancing in Pembrokeshire.

I'm refinancing my current property to a BTL mortgage with Chelsea Building Society and I will use the ballance of the raised equity as a deposit on another property. The location we are talking about is Pembrokeshire. Will your lawyers be able to act for the two lenders and link together the conveyances?

Do use our comparison tool on this page to check that the solicitors are approved by both banks. Having checked that they are the lawyer should be able to simultaneously deal with the two conveyancing matters but you should have a chat with you lawyer and make apparent your expectations and needs.

What advice can you give us when it comes to appointing a Pembrokeshire conveyancing practice to deal with our lease extension?

If you are instructing a property lawyer for your lease extension (regardless if they are a Pembrokeshire conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We suggest that you talk with two or three firms including non Pembrokeshire conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:

How experienced is the practice with lease extension legislation? What are the charges for lease extension work?

Pembrokeshire Leasehold Conveyancing - Sample of Queries before Purchasing

Generally speaking the cost for major works are not included within service charges, although a few managing agents in Pembrokeshire obliged tenants to pay into a sinking fund created for the specific purpose of establishing a fund for major repairs or maintenance. This question is important as a) areas can cause problems in the building as the common areas may begin to deteriorate if repairs remain unpaid b) if the leasehold owners have an issue with the running of the building you will wish to have full disclosure It would be prudent to investigate if there is anything that is prohibited in the lease. By way of example some leases prohibit pets being permitted in certain buildings in Pembrokeshire. If you love the apartmentin Pembrokeshire but your cat is not allowed to live with you then you will be faced hard compromise.