I am purchasing a terraced house in St Clears. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in St Clears you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in St Clears.

A colleague advised me that in buying a property in St Clears there could be various restrictions limiting what one can do in terms of external changes to the property. Is this right?

We are aware of a number of properties in St Clears which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in St Clears should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Two weeks ago we had a mortgage agreed in principle with Barclays. St Clears conveyancing lawyers are appointed. How long does it take for Barclays to forward the offer to the conveyancer?

There is no definitive answer here. Have Barclays completed the valuation? Have you informed Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

We expect to receive a AIP from UBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any St Clears solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint St Clears solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.

About to purchase a new build apartment in St Clears. Conveyancing is daunting 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 legal work.

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

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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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. Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

Should I instruct a St Clears conveyancing solicitor in close proximity to the house I am hoping to buy? An old friend can deal with the conveyancing but her office is 400kilometers drive away.

The primary upside of using a high street St Clears conveyancing firm is that you can drop in to sign paperwork, present your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and on the whole were happy that should trump using an unfamiliar St Clears conveyancing solicitor solely due to them being St Clears based.

I have just appointed agents to market my 2 bed apartment in St Clears. Conveyancing solicitors are to be appointed soon, however I have recently received a yearly service charge demand – should I leave it to the buyer to sort out?

The sensible thing to do is pay the invoice as you normally would as all rents and service invoices will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I purchased a leasehold flat in St Clears, conveyancing was carried out in 1995. How much will my lease extension cost? Corresponding flats in St Clears with a long lease are worth £211,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ceases on 21st October 2093

With just 68 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.