My lawyer has informed me that flying freehold insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Pembrokeshire?
The appropriate level of flying freehold indemnity insurance should be dictated by who who your lender is. It would differ for example between Lloyds TSB Bank and Coventry Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
Is there a list of Co-operative panel conveyancers in Pembrokeshire on the Council of Mortgage Lender’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few lenders make their panel listings visible online. Where you are looking for a Pembrokeshire solicitor on the Co-operative please use our tool.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Pembrokeshire solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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. You may wish to consider appointing your own Pembrokeshire surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Due to the encouragement of my in-laws I had a survey completed on a property in Pembrokeshire ahead of appointing solicitors. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some banks will not give a loan on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. If you call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Pembrokeshire. Conveyancing may be slightly more expensive based on your lender's requirements.
Do I need to be wary by brokers that I am dealing with are suggesting a nationwide conveyancing firm rather than a local Pembrokeshire conveyancing firm?
As is the case with many professional services, often input from connections can be extremely useful or valuable. Nevertheless there are lots of players in a conveyancing matter; estate agents, mortgage brokers and lenders might all recommend solicitors to select. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there exists a financial incentive behind the endorsement. You have the discretion to appoint your own lawyer. Don't forget that the majority of banks specify a panel list of conveyancers you are obliged to use for the lender aspect of your transaction.
As co-executor for the will of my father I am disposing of a property in Cardiff but live in Pembrokeshire. My conveyancer (based 200 kilometers from merequires that I execute a stat dec ahead of completion. Could you suggest a conveyancing practitioner in Pembrokeshire to attest and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Pembrokeshire based
As a tenant I am liable for a service charge for my ground floor flat in Pembrokeshire. Due to losing my job and personal issues I fell into arrears with payments. I negotiated a payment schedule but there is still in the region of £3000 currently outstanding.
I am under pressure to sell and I am worried this may hold me back if I have to settle the amount due now. Do I have to settle before - is this achievable?
It would be wise to check with the property lawyer undertaking your Pembrokeshire conveyancing but one option could be to arrange for the outstanding amount to be attributed to the buyers. The purchase price they pay would be adjusted to reflect the amount of debt they take on. They would then discharge the outstanding monies once they are the owners.