Do I select a Licenced Conveyancer or Solicitor for conveyancing in Broad Haven?

There are two types of lawyers who can do conveyancing in Broad Haven namely licenced conveyancers or solicitors. The two can provide conveyancing services that you need to complete the disposal or purchase of property. They are both required to conduct Broad Haven conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be properly administered and that all necessary procedures will be suitably followed.

I am aiming to move house in May. Does my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you recommend a removal company in Broad Haven. Conveyancing firm was found prior to coming across this page.

On the afternoon of completion you can collect the keys from the selling agent but this should only take place once the sellers conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you can advise the removal company that you are ready to move in. We are not in a position to recommend a specific removal organisation but can assist you in finding a conveyancing in Broad Haven or a solicitor with expertise in conveyancing in Broad Haven.

It is not clear whether my bank requires a lease extension. I have called into my local Broad Haven bank branch on various occasions and was told they are content with the situation and they will lend. My Broad Haven conveyancing solicitor - who is on the lender conveyancing panel- called and was told they will not lend in accordance with their specific requirements. Who do I believe?

Your property lawyer must follow the Council of Mortgage Lenders’ Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Broad Haven is the location of the property. What do you suggest?

Flying freeholds in Broad Haven are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Broad Haven you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Broad Haven 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.

How do I use your search facility to locate a conveyancing solicitor in Broad Haven on the authorised to act for my bank?

1st pick a lender such as Nationwide Building Society, Leeds Building Society or Britannia then choose your location for instance Broad Haven. Conveyancing practices in Broad Haven and further afield will then be identified.

Can you offer any advice when it comes to finding a Broad Haven conveyancing practice to carry out our lease extension conveyancing?

When appointing a solicitor for your lease extension (regardless if they are a Broad Haven conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with two or three firms including non Broad Haven conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:

What are the charges for lease extension work?

I acquired a leasehold flat in Broad Haven, conveyancing having been completed in 2009. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Broad Haven with an extended lease are worth £216,000. The ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2095

With only 69 years left to run we estimate the premium for your lease extension to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.

Why is it not possible to complete my conveyancing in Broad Haven on Good Friday?

This is due to the fact that on completion the funds needs to pass between the banks of the buyer and owner’s conveyancing practitioner and at present this can only take place on a working day. So you can't complete on a weekend either.