Am I correct in assuming that the fact that my conveyancer in Solva is not listed on my lender's solicitor panel that there is a problem with the standard of the firm’s conveyancing?

That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Solva conveyancing practice and ask them why they are no longer on the approved list for your bank.

I am buying a new build flat in Solva. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Solva

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

How straightforward is it to use the search tool to get a fee calculation from a conveyancing lawyer in Solva on the authorised to act for my lender?

1st choose a lender such as Birmingham Midshires, The Mortgage Works or Aldermore then specify your location e.g. Solva. Conveyancing firms in Solva and further afield should be listed.

We expect to complete the disposal of our £400,000 flat in Solva in just under a week. The landlords agents has quoted £300 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Solva?

Solva conveyancing on leasehold flats often necessitates the purchaser’s conveyancer sending questions for the landlord to answer. Although the landlord is under no legal obligation to respond to such questions most will be content to do so. They may charge a reasonable charge for responding to enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is over three hundred pounds, in some cases it exceeds £800. The management information fee invoiced by the landlord must be sent together with a synopsis of entitlements and obligations in relation to administration charges, without which the charge is technically not due. Reality however dictates that one has little option but to pay whatever is requested of you should you wish to exchange contracts with the buyer.

Leasehold Conveyancing in Solva - Sample of Questions you should ask before buying

It would be wise to discover if there is anything that is prohibited in the lease. By way of example plenty of leases prohibit pets being permitted in in a block in Solva. If you love the apartmentin Solva but your cat can’t live with you then you will be faced hard determination. Generally speaking the outlay for major works tend not to be included within maintenance charges, although some managing agents in Solva obliged tenants to contribute towards a reserve fund and this is used to offset against major repairs or maintenance. You will want to find out as much as you can about the company managing the building as they will impact your use and enjoyment of the property. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to every day matters like the upkeep of the communal areas. Enquire of prospective neighbours whether they are happy with them. On a final note, be sure you discover the dates that the service fees are due to the managing agents and specifically what it includes.

Me and my wife are purchasing a leasehold maisonette in Solva. Conveyancing estimates are coming in at around £1800. Is that in the right ballpark?

The average fee last year for conveyancing in Solva was £1,419 not including Land Tax and HM Land Registry charges.