Forgive me if this question is silly but I am unexperienced as a 1st time buyer of a garden flat in Haverfordwest. Do I collect the keys to the premises on completion from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Haverfordwest?

On the day of completion you will not be required to attend the conveyancers office in Haverfordwest. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s conveyancers, and once they have received this, you will be invited to receive the keys from the property Agents and move into your new home. This tends to happen early afternoon.

is it true that all Haverfordwest conveyancing solicitors on the Kent Reliance conveyancing panel are overseen by the SRA?

As a firm of solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be overseen by the SRA. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.

We had chosen conveyancers with offices in Haverfordwest on the Co-operative solicitor panel. They have just invoiced me a separate fee for handling the Co-operative mortgage. Is this a supplemental conveyancing fee set by Co-operative?

Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner may charge a fee for this. The charge is not dictated by Co-operative but by your Haverfordwest lawyer. Some firms on the Co-operative panel will levy ’dealing with mortgage’ fee and others do not.

Will commercial conveyancing searches reveal proposed roadworks that could impact a commercial land in Haverfordwest?

Its becoming the norm that commercial conveyancing solicitors in Haverfordwest will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Haverfordwest. The search result provides definitive data 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 Haverfordwest.

For every commercial conveyancing transaction in Haverfordwest it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Haverfordwest commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Haverfordwest.

It has been five months following my purchase conveyancing in Haverfordwest concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. 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 property 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.

I am a sole trader looking to take over a lease of an office on the high street. Can you recommend lawyers offering no-sale-no charges for non-domestic conveyancing in Haverfordwest for below £2000?

We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Haverfordwest, including the disposal and acquisition of businesses as well as simply property. Whether you are intending to acquire or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can find you the right firm. As for the fees these will vary based on the structure and terms of the deal. Please provide us with your details or phone so as to enable us to supply you with a detailed commercial conveyancing calculation.

I am a negotiator for a reputable estate agency in Haverfordwest where we see a number of leasehold sales jeopardised as a result of short leases. I have received conflicting advice from local Haverfordwest conveyancing firms. Please can you confirm whether the owner of a flat can instigate the lease extension process for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I acquired a garden flat in Haverfordwest, conveyancing having been completed 4 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Haverfordwest with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ends on 21st October 2101

With only 76 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.