Please could you suggest a Accord Mortgages Ltd approved Pencader conveyancing lawyer finish our house move within under 3 weeks? Am I best advised to choose a high street Pencader conveyancer or an internet firm?

We can recommend some very good Pencader conveyancing firms. Another option is to visit the high street in Pencader. Visit two or three law practices and request to speak with a conveyancing solicitor for a fee estimate. Discuss your requirements together with your reasons and ask for an assurance on speed. Appoint the lawyer that appears most efficient.

I used Action Conveyancing a few years past for my conveyancing in Pencader. Now, I need my files however the law firm has closed. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Pencader of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in Pencader differ for newly converted properties?

Most buyers of new build residence in Pencader come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Pencader tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Pencader or who has acted in the same development.

Due to the guidance of my in-laws I had a survey completed on a property in Pencader before appointing conveyancers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some mortgage companies will not give a mortgage on a flying freehold home.

It depends who your proposed lender is. Santander has different instructions from Nationwide. If you contact us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Pencader. Conveyancing will be smoother if you use a solicitor in Pencader especially if they are familiar with such properties in Pencader.

Do you have any top tips for leasehold conveyancing in Pencader with the purpose of speeding up the sale process?

• Much of the delay in leasehold conveyancing in Pencader can be reduced where you get in touch lawyers the minute your agents start advertising the property and ask them to collate the leasehold information needed by the purchasers’ solicitors.
You believe that you know the number of years remaining on your lease but it would be advisable double-check by asking your solicitors. A purchaser's conveyancer will not be happy to advise their client to to exchange contracts if the remaining number of years is below 75 years. In the circumstances it is important at an early stage that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. If you are supposed to have a share in the Management Company, you should make sure that you are holding the original share document. Obtaining a new share certificate is often a lengthy formality and frustrates many a Pencader conveyancing transaction. Where a new share certificate is required, do contact the company director and secretary or managing agents (if relevant) for this as soon as possible. In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Pencader leases often stipulate that internal structural changes or laying down wooden flooring calls for a licence from the Landlord acquiescing to such works. If you dont have the paperwork to hand do not communicate with the landlord without checking with your solicitor first.

Pencader Leasehold Conveyancing - Examples of Queries Prior to Purchasing

Does the lease have more than 80 years unexpired? The best form of lease structure is where the freehold title is owned by the leaseholders. In this scenario the tenants have control and even though a managing agent is often employed where the building is larger than a house conversion, the managing agent is directed by the tenants. In the main the cost for major works tend not to be included within maintenance charges, although a few managing agents in Pencader require leaseholders to pay into a reserve fund created for the specific purpose of building a fund for larger repairs or maintenance.