We are about to exchange contracts for a ground floor flat in Pembrokeshire. We encountered a stumbling block. Our loan offer with TSB runs out on 17/11/2020 but the owners are insisting on a completion date of 19/11/2020. Is it possible to extend the loan expiry date?
The person best placed to deal with your concern is your solicitors who will hopefully determine if they corresponding with the lender, seller’s conveyancers, estate agents or possibly all parties based on the history of your transaction as of today.
I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel lawyer as I would prefer to appoint a Pembrokeshire based conveyancing firm?
You should check but the chances are that give you one of their panel lawyers where you want the "fee-free" incentive. Contact the bank to ask if they offer you a cash alternative. Some lenders have previously offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Pembrokeshire.
The deeds to our home are lost. The solicitors who dealt with the conveyancing in Pembrokeshire 10 years ago have long since closed. What are my options?
As long as the title is registered the information relating to your proprietorship will be recorded by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, locate your house and obtain up to date copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will also normally retain a file copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
Am I best advised to go with a Pembrokeshire conveyancing practitioner based in the location that I am purchasing? We have a good friend who can conduct the legal work but they are based 300kilometers drive away.
The benefit of a local Pembrokeshire conveyancing firm is that you can drop in to execute paperwork, present your identification documents and apply pressure on them where appropriate. They will also have local insight which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were impressed that must surpass using an unfamiliar Pembrokeshire conveyancing lawyer solely due to them being round the corner.
We are in the process of a leasehold sale of a flat in Pembrokeshire. Conveyancing lawyers are doing their job but we have been asked to pay a fortune by the freeholder. So far we have forked out £225 for a leasehold management information and then a further £117.20 for supplemental questions raised by the buyers conveyancing practitioner.
Your property lawyer will not have any control over the level of the bill for this information however the typical costs for the information for Pembrokeshire leasehold premises is £360. For Pembrokeshire conveyancing transactions it is standard for the vendor to pay for these charges. The landlord or their agents are under no statutory obligation to address such questions most will agree to do so - albeit often at high prices out of proportion to the work involved. Regretfully there is no law that mandates fixed fees for administrative tasks. Nor is there any legal time frame by which they are required to issue the information.