My solicitor has identified a a legal deficiency with the lease for the property we are purchasing in Pembroke. The other side have offered defective title insurance as a workaround. We are happy with insurance and will pay for it. Our solicitor says that he must check that the lender is content with this solution. Who is the client here, us or the bank?

Notwithstanding that you have a mortgage offer from the bank does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the lender are the client. These conveyancing instructions must be adhered to.

Can I be sure that the Pembroke conveyancing solicitor on the Aldermore panel is any good?

When it comes to conveyancing in Pembroke getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer carrying out your transaction.

We are getting a further advance on our mortgage from Skipton as we wish to carry out alterations to our property in Pembroke. Are we obliged to select a nearby Pembroke solicitor on the Skipton conveyancing panel to deal with the legals?

Skipton do not ordinarily require a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton panel.

I was told four weeks ago that my mortgage has been agreed to by TSB. Is it usual for TSB to only issue the offer once my solicitor in Pembroke is approved on their conveyancing panel? TSB have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.

I have been on the look out for a ground for flat up to £245,000 and found one round the corner in Pembroke I like with a park and station in the vicinity, however it only has 51 remaining years left on the lease. There is not much else in Pembroke in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a home loan that many years will be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.

What is different about your site and other online quote calculators for conveyancing in Pembroke?

At this site get a fixed fee costs illustration via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances for your conveyancing in Pembroke. As opposed to estate agents and many comparison sites we are not in the business of charging firms a commission if you appoint them for your home move in Pembroke

What makes a Pembroke lease unacceptable for security purposes?

There is nothing unique about leasehold conveyancing in Pembroke. All leases are drafted differently and drafting errors can sometimes mean that certain clauses are erroneous. The following missing provisions could result in a defective lease:

Clauses dealing with recovering service charges for expenditure on the building or common parts.

You may encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Skipton Building Society, and Alliance & Leicester all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the purchaser to withdraw.

Leasehold Conveyancing in Pembroke - Examples of Questions you should consider Prior to buying

In the main the cost for major works tend not to be wrapped into the maintenance charges, although a few managing agents in Pembroke ask tenants to contribute towards a reserve fund created for the specific purpose of building a fund for major repairs or maintenance. Who is in charge of the block?