Our bank has suggested a law firm on their panel based in Pembroke Dock but I would rather choose a conveyancing lawyer in Pembroke Dock or nearer to where I live. Can you help?

The minority of Pembroke Dock conveyancing firms are on all banks conveyancing panel. Use our find an approved solicitor tool to choose a Pembroke Dock conveyancing firm on the on the mortgage company panel.

3 months have gone by since my purchase conveyancing in Pembroke Dock concluded. I have checked the Land Registry site which shows that I paid £200,000 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 purchasing my first flat in Pembroke Dock with a loan from Virgin Money. The developers refused to budge the price so I negotiated £7000 of extras instead. The house builders rep told me not reveal to my solicitor about the extras as it would jeopardize my mortgage with Virgin Money. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I decided to have a survey completed on a property in Pembroke Dock prior to instructing solicitors. I have been advised that there is a flying freehold element to the house. My surveyor advised that some mortgage companies will refuse to issue a loan on a flying freehold home.

It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Pembroke Dock. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Pembroke Dock to see if the conveyancing will be more expensive.

Are there common problems that you see in leases for Pembroke Dock properties?

Leasehold conveyancing in Pembroke Dock is not unique. Most leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain provisions are not included. The following missing provisions could result in a defective lease:

Maintenance charge proportions which don’t add up to the correct percentage A provision to repair to or maintain parts of the property

A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Skipton Building Society, and TSB all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, forcing the buyer to pull out.

I acquired a 2 bed flat in Pembroke Dock, conveyancing having been completed in 1999. How much will my lease extension cost? Equivalent properties in Pembroke Dock with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 per annum. The lease ceases on 21st October 2086

With 62 years unexpired the likely cost is going to span between £17,100 and £19,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.