Some advice if I may. My Narberth lawyer is informing me me that he has toconduct Narberth conveyancing searches asthe firm are on the Virgin Moneysolicitor panel. Do I not have any options here?

You have limited options available to you. As you are obtaining a mortgage with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Narberth conveyancing searches.

Is there a reason why leasehold purchase conveyancing in Narberth is more expensive?

In short, leasehold conveyancing in Narberth and Pembrokeshire usually involve extra work compared to freehold conveyancing. This includes lease investigation, liaising with the landlord about serving applicable notices, securing current service charge and management information, procuring the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different proprietor have owned the lease since it was first granted.

Should commercial conveyancing searches disclose proposed roadworks that could affect a commercial premises in Narberth?

Many commercial conveyancing solicitors in Narberth will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Narberth. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Narberth.

For each commercial conveyancing transaction in Narberth it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Narberth commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Narberth.

We're new to the buying process - agreed a price, yet the estate agent advised that the seller will only issue a contract if we instruct the agent's chosen conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer who is familiar with conveyancing in Narberth

It is unlikely the sellers are driving this. If they require ‘a quick sale', alienating a motivated purchaser is not the way to achieve this. Speak to the owners direct and make sure they comprehend that (a)you are motivated buyers (b)you are ready to progress, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)but you intend to instruct your own,trusted Narberth conveyancing lawyers - not the ones that will earn their negotiator at the agency a commission or hit his conveyancing targets pre-set by corporate headquarters.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a reasonable price which is making it all the more appealing. I have subsequently been informed that the title is leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Narberth. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Narberth ?

The majority of houses in Narberth are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Narberth so you should seriously consider looking for a Narberth conveyancing practitioner and be sure that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the freeholder’spermission to carry out alterations. You may also be required to pay a maintenance charge towards the upkeep of the estate where the property is located on an estate. Your conveyancer should appraise you on the various issues.

I acquired a 1 bedroom flat in Narberth, conveyancing formalities finalised July 2000. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Narberth with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease runs out on 21st October 2104

With only 80 years unexpired we estimate the premium for your lease extension to range between £8,600 and £9,800 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.