Would the conveyancing lawyers identified via your search tool handle attended exchange conveyancing in St Davids?

We do have a number of conveyancing experts who can conduct 24hr exchanges. Do call us to secure a costs illustration and details as to dates.

Just bought a semi-detached house in St Davids , how long should it take for the Land Registry to register the transfer to my name? My St Davids conveyancing solicitor has been painfully slow, so I want to check the land registry aspects are addressed.

As far as conveyancing in St Davids registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can vary according to who lodges the application, whether it is in order and whether the Land registry must send notices to any 3rd persons or bodies. Currently in the region of 80% of submission are completed within two weeks but occasionally there can be protracted hold-ups. Registration takes place after the buyer is living at the premises therefore 'speed' is not always top priority but if there is a degree of urgency associated with the registration then you or your solicitor must contact the land registry and explain the circumstances.

I'm buying a new build house in St Davids benefiting from help to buy. The sellers would not budge the price so I negotiated 6k of additionals instead. The property agent suggested that I not to tell my solicitor about the deal as it could affect my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Do you have any advice for leasehold conveyancing in St Davids with the intention of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in St Davids can be bypassed if you get in touch lawyers as soon as your agents start marketing the property and ask them to collate the leasehold information needed by the buyers’ conveyancers.
You believe that you know the number of years remaining on your lease but it would be wise to verify this via your conveyancers. A buyer’s lawyer will not be happy to advise their client to where the lease term is below 80 years. It is therefore essential at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. Many landlords or managing agents in St Davids charge for supplying management packs for a leasehold property. You or your lawyers should find out the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in St Davids. If there is a history of conflict with your freeholder or managing agents it is very important that these are settled before the property is marketed. The buyers and their solicitors will be warry about purchasing a property where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to reveal the dispute as over rather than ongoing. If you hold a share in a the freehold, you should ensure that you are holding the original share certificate. Arranging a re-issued share certificate can be a lengthy formality and delays many a St Davids home move. Where a new share certificate is necessary, do contact the company officers or managing agents (if relevant) for this at the earliest opportunity.

St Davids Leasehold Conveyancing - Examples of Queries Prior to buying

Does the lease include onerous restrictions? Who takes charge for maintaining and repairing the building?

Developers have recommended to me a property lawyer and I've obtained a quote from them. It's almost three hundred pounds less expensive than my family St Davids conveyancer. What's the catch?

Developers often have lists of conveyancers who expedite matters and who know the developer’s documentation and lawyer. Plenty of developers offer an incentive to choose a preferred solicitor for this reason, any increased cost can be avoided and a builder will not recommend a conveyancing warehouse and run the risk of having the transaction stall when they need an exchange in 28 days. The argument for not opting for the recommended property lawyer is that they may prove reluctant to fight for your interests for fear of alienating the sellers. Where you have concerns that this may be the case you should keep with your high street St Davids solicitor.