I have given 2 months notice to my existing landlord and have to be out of my rented flat in Narberth by the end of next month. Conveyancing for my house purchase is progressing. Is it possible to complete in three weeks as don't want to have to move into temporary accommodation?

It is unwise to serve notice on a rental unless you have exchanged. Assuming that you have not previously done so, update to your lawyer and urge them to they apply pressure on the owners side, try to get a realistic time scale from them that all parties will work towards

Is it correct that all Narberth CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing panel?

A selection of lenders now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

Is it the case that all Narberth conveyancing solicitors on the conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the approved list of solicitors they would need to be regulated by the SRA. The majority of mortgage companies do allow licenced conveyancers on their panel and in such a situation the practice would be regulated by the Council of Licensed Conveyancers.

We previously instructed conveyancers located in Narberth on the solicitor approved list. They have just invoiced me a separate amount for the legal aspects of the mortgage. Is this a supplemental conveyancing fee set by ?

Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your may charge a fee for this. This fee is not dictated by but by your Narberth . Some firms on the panel will quote an ‘acting for lender’ fee and others do not.

I am planning on selling our home in Narberth and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the purchasers used an internet conveyancing practice as opposed to a conveyancing solicitor in Narberth. Having lived in Narberth for three years we know that this is a non issue. Do we get in touch with our local Authority to obtain confirmation need.

It sounds as though you may have a conveyancing firm already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

I own a renovated Georgian house in Narberth. Conveyancing practitioner represented me and . I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Narberth and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing practitioner who conducted the purchase.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Narberth. Conveyancing is a frightening process 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 is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Narberth

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. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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 supply evidence that the form of Lease proposed has been approved by the Land Registry.