I just acquired a property at auction in Pembrokeshire. Conveyancing is required. What are my next steps?
Having exchanged you must appoint a conveyancing lawyer as a matter of priority as you will have a pending a fixed date to complete the property. All auction property will ordinarily have an associated legal pack. This should include evidence of title and search results. Where you are dealing with leasehold property the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You must give this to your appointed conveyancing solicitor ASAP. Do make sure that you have funds in place to complete on the date specified in the contract.
We were going to get a OIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Pembrokeshire solicitors on the Clydesdale 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 Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
The formalities of my purchase has taken place for my property in Pembrokeshire. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Will our solicitor be raising questions about flooding as part of the conveyancing in Pembrokeshire.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Pembrokeshire. There are those who acquire a house in Pembrokeshire, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, however there are a various checks that can be carried out by the buyer or by their solicitors which will figure out the risks in Pembrokeshire. The conventional set of information given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to find out whether the property has ever been flooded. If flooding has previously occurred and is not notified by the seller, then a purchaser may bring a compensation claim stemming from an incorrect answer. A purchaser’s solicitors may also commission an enviro search. This should reveal whether there is a recorded flood risk. If so, more detailed investigations should be made.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Pembrokeshire is the location of the property. Can you offer any opinion?
Flying freeholds in Pembrokeshire are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pembrokeshire you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pembrokeshire may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Given that I will soon part with hundreds of thousands of pounds on a two bedroom apartment in Pembrokeshire I wish to talk to a solicitor regarding theconveyancing ahead of appointing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer who will be conducting your property ownership legalities in Pembrokeshire.There is no ‘factory style conveyancing’ - each client is unique individual, not a file reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Pembrokeshire should be the figure that you end up paying.
I am short of a 10% deposit on my apartment purchase in Pembrokeshire , but I am anxious exchange. What can I do?
You can agree a lower deposit. Most sellers will accept a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second