I have just been advised by my estate agent that my Tenby solicitor is not on the mortgage company Conveyancing panel. What can I do to be certain that this is indeed the case?
You need to call your Tenby lawyer directly. You lawyer should advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
Are the BSA planning on creating a online directory to list practices on the conveyancing panel for example in Tenby?
We would not expect to be advised of any intention on the part of the BSA to promote such a register.
Various internet forums that I have come across warn that are the number one cause of obstruction in Tenby house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of holding up conveyancing in Tenby.
How does conveyancing in Tenby differ for new build properties?
Most buyers of new build or newly converted property in Tenby approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Tenby tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Tenby or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a simple, no chain conveyancing. Tenby is where the house is located. Can you shed any light on this issue?
Flying freeholds in Tenby are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tenby you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tenby may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.