Find a Pembrokeshire Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Pembrokeshire? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Pembrokeshire transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Pembrokeshire conveyancers for over 130 lenders.

Recently asked questions about conveyancing in Pembrokeshire

My wife and I are about to complete on the purchase of a house in Pembrokeshire but as a consequence of damage from the recent storms I have managed to agree compensation from the current proprietors of £3k taking the form of a deduction in the price. I had intended this to be dealt with as part of a side agreement yet TSB are not allowing this. Why were they notified?

Any conveyancing practitioner that is on the TSB conveyancing panel is obliged to disclose to TSB of any amendments to the purchase price. If you were to refuse your solicitor to notify the reduction to TSB then they would have to discontinue acting for you. In addition, TSB and you would have to appoint a new property lawyer for your conveyancing in Pembrokeshire.

We previously chose conveyancers based in Pembrokeshire on the Bank of Ireland solicitor panel. They are now charging me a further sum for the legal aspects of the Bank of Ireland mortgage. Is this a supplemental conveyancing fee specified by Bank of Ireland?

Provided it is contained in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. The fee is not dictated by Bank of Ireland but by your Pembrokeshire conveyancer. Numerous firms on the Bank of Ireland panel will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.

We expect to receive a OIP from Lloyds this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Pembrokeshire solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Pembrokeshire solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.

I have instructed a Pembrokeshire property lawyer having checked that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?

Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Pembrokeshire postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Pembrokeshire.

Am I right to be suspicious by 3rd parties that I am dealing with are recommending an online conveyancing firm rather than a High Street Pembrokeshire conveyancing firm?

As is the case with many professional services, often recommendations from family and friends can be extremely useful or valuable. Nevertheless there are lots of players in a conveyancing deal; estate agents, financial adviser and lenders may put forward solicitors to use. On occasion the lawyers might be known to one of the organisations as experts in their field, but occasionally there might be a financial incentive behind the endorsement. You have the right to appoint your preferred lawyer. Don't forget that most lenders specify a panel list of law firms you must use for the mortgage related work in your home move.

I am tempted by the attractive purchase price for a couple of maisonettes in Pembrokeshire both have about 50 years unexpired on the lease term. Will this present a problem?

There is no doubt about it. A leasehold flat in Pembrokeshire is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it reduces the salability of the property. For most purchasers and banks, leases with less than eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Pembrokeshire conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I invested in buying a 1st floor flat in Pembrokeshire, conveyancing formalities finalised in 2012. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Pembrokeshire with an extended lease are worth £191,000. The ground rent is £55 yearly. The lease finishes on 21st October 2076

You have 54 years unexpired the likely cost is going to range between £32,300 and £37,400 plus costs.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.

What can I do where I am unhappy with the conveyancing practitioner who did our conveyancing in Pembrokeshire?

We live in an imperfect world, and unfortunately occasionally matters do not go as planned. However there is recourse where you were dissatisfied with your conveyancing in Pembrokeshire. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their regulator. If you remain aggrieved you may consider getting in touch with the Legal Ombudsman.

Last updated

Find out more about how flying freehold can affect your the value of a property.