Various online forums that I have come across warn that are the number one cause of obstruction in Pembrokeshire house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays in the conveyancing process. Local searches are unlikely to feature in any delay in conveyancing in Pembrokeshire.

I have been on the look out for a flat up to £245,000 and identified one close by in Pembrokeshire I like with a park and station in the vicinity, however it's only got 61 years unexpired on the lease. I can't really find anything else in Pembrokeshire in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

If you require a home loan the shortness of the lease will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

As co-executor for the will of my aunt I am selling a house in Neath but reside in Pembrokeshire. My solicitor (who is 235 kilometers from mehas requested that I sign a stat dec before completion. Can you recommend a conveyancing solicitor in Pembrokeshire who can witness and place their company stamp on the document?

Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Pembrokeshire based

I invested in buying a garden flat in Pembrokeshire, conveyancing having been completed 3 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Pembrokeshire with an extended lease are worth £165,000. The ground rent is £45 per annum. The lease ceases on 21st October 50

With only 50 years unexpired the likely cost is going to range between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

We have been advised by various estate agents that it may take six to eight weeks for Pembrokeshire conveyancing to complete.This was a month ago. The draft contract was only received from the vendors yesterday so now does it countdown?

You need to be realistic concerning timescales. Conveyancing in Pembrokeshire takes on average about two months. This time period is not due to being slow and purposely delay matters. The level of money involved in buying any property is so high, the purchaser's having to carry out a whole range of questions, searches and further checks to protect the buyer and their lender (if there is to be a mortgage) from expensive, avoidable problems. These checks involves seeking information from an array of different parties, including other , local councils, private companies, building societies and banks. Many of these are well organised. Others aren't. Finally, no matter how quickly your do their job, if the people you are purchasing from or are selling to aren't ready, nothing can go ahead until they are up to speed.