The Narberth conveyancing lawyers that I recently instructed on my house acquisition in Narberth have suddenly shut down. They were on acting for me because I had to have a solicitor on the Kent Reliance conveyancing panel and my family Narberth lawyer was not. I issued them a cheque for £250 in advance. What do I do now?

Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Kent Reliance conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.

It has been three months following my purchase conveyancing in Narberth took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. 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.

About to purchase a new build apartment in Narberth. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Narberth

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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. Please confirm the Lease plans are architect prepared.

What are your top tips when it comes to choosing a Narberth conveyancing firm to deal with our lease extension?

When appointing a property lawyer for lease extension works (regardless if they are a Narberth conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you speak with several firms including non Narberth conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:

How familiar is the practice with lease extension legislation?

Narberth Conveyancing for Leasehold Flats - Sample of Queries before buying

This question is important as a) areas may result in problems in the building as the communal areas may begin to deteriorate if repairs remain unpaid b) if the leaseholders have a dispute with the running of the building you will wish to know about it Does the lease have onerous restrictions? Plenty Narberth leasehold apartments will be liable to pay a service bill for maintenance of the block invoiced by the landlord. If you purchase the property you will have to pay this contribution, normally periodically throughout the year. This could be anything from two or three hundred pounds to thousands of pounds for blocks with lifts and large common grounds. There will also be a ground rent to be met yearly, this is usually not a exorbitant figure, say about £25-£75 but you need to enquire it because occasionally it can be prohibitively expensive.

We are soon to purchasing a house in Narberth. Conveyancing is not yet done but we would like keep our transaction price a secret from the likes of Zoopla. How can this be achieved ?

HM Land Registry are legally bound to reveal price sold data on a register of the title for residential properties nationwide which includes properties in Narberth. The register of ownership is an open document, so the Land Registry would be breaking the law if they failed to permit access to the register.

You can make a request of HMLR to hide the price paid data yet the response would be in the negative.