Do the conveyancing lawyers identified through your search tool handle auction conveyancing in Saundersfoot?

We know of a few niche lawyers we can put you in touch with those specialising in auction conveyancing. Saundersfoot is one of our locations in which our lawyers are based.

Finally the sale completed on my house in Saundersfoot last October yet the purchaser is SMS messaging me to say her solicitor is waiting to hear from mylawyer. What are the post completion sale formalities following completion?

Following your disposal your solicitor is committed to forward the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. Where relevant, your conveyancer must also confirm that the legal charge in favour of the lender has been paid off to the purchasers conveyancers. There are no post completion procedures unique to conveyancing in Saundersfoot.

Forgive me if this question is silly but I am new to the home moving as a 1st time purchaser of a garden flat in Saundersfoot. Do I pick up the keys to the property on the completion date from my solicitor? If so, I will use a local conveyancing solicitor in Saundersfoot?

On the day of completion you will not be required to attend the conveyancers office in Saundersfoot. Conveyancing lawyers for you will transfer the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be invited to pick up the keys from the selling Agents and move into your new home. Usually this occurs between 1 and 3pm.

Two weeks ago we had a mortgage agreed in principle with TSB. Saundersfoot conveyancing lawyers have been selected. How long does it take for TSB to forward the offer to the property lawyer?

Some lenders take longer than others. Have TSB done the valuation? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

The mortgage over my property is with TSB for my property in Saundersfoot. Conveyancing was finalised a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?

You must advise TSB in advance of letting out your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel solicitor.

I am buying a new build flat in Saundersfoot. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Saundersfoot

Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I am a negotiator for a reputable estate agent office in Saundersfoot where we have witnessed a few leasehold sales put at risk due to leases having less than 80 years remaining. I have received contradictory information from local Saundersfoot conveyancing solicitors. Can you confirm whether the vendor of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.

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 purchaser.

Leasehold Conveyancing in Saundersfoot - Examples of Queries before buying

You should want to find out as much as possible concerning the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to daily matters like the tidiness of the common parts. Enquire of other people whether they are happy with them. On a final note, investigate as to the dates that you are obliged pay the maintenance charge to the relevant party and specifically what you get for your money. How much is the yearly service fee and ground rent? This information is useful as a) areas could result in problems for the block as the communal areas may start to deteriorate where repairs are not paid for b) if the leasehold owners have a dispute with the running of the building you will wish to have full disclosure