I am planning to move house in December. Does my conveyancing solicitor call the removal company on the completion day. As an aside, can you recommend a removal company in Tenby. Conveyancing lawyer was organised prior to coming across this site.

On the day of completion you will need to pick up the house keys from your selling agent however this can only occur once the previous owners solicitors confirm to the agent that the monies to complete are in and the keys can be passed over. After that you can tell the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal organisation but can assist you in choosing a residential property solicitor in Tenby or a lawyer with expertise in conveyancing in Tenby.

Is there a list of Kent Reliance panel conveyancers in Tenby on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. A small selection of mortgage companies make their panel listings open the public on the web. If you are in need of a Tenby lawyer on the Kent Reliance please use our tool.

I am due to exchange contracts on my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being difficult. The Tenby solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

My relative advised me that where I am buying in Tenby I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is occasionally quoted for as part of the standard Tenby conveyancing searches. It is a large document of more than thirty pages, listing and detailing important information about Tenby around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information regarding Tenby.

It has been 3 months following my purchase conveyancing in Tenby completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Just had an offer accepted on a new build apartment in Tenby. Conveyancing is a frightening process 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 can expect your new-build leasehold conveyancing in Tenby

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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.

Last July I purchased a leasehold flat in Tenby. Do I have any liability for service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Tenby Leasehold Conveyancing - Sample of Questions you should consider before Purchasing

The best form of lease arrangement is a share of the freehold. In this scenario the leaseholders enjoy being in charge if their destiny and notwithstanding that a managing agent is often retained if it is larger than a house conversion, the managing agent retained by the leaseholders. Does this lease have in excess of 82 years remaining? Please note if it is less than eighty years it will impact the marketability of the property. Check with your lender that they are willing to lend given the lease term. A short lease means that you will almost definitely have to extend the lease sooner rather than later and it is worth discovering what this will be. For most Tenbylease extensions you would need to own the premises for a couple of years before you are legally able to extend the lease.