As a first time buyer what is the most important piece of guidance you can give me concerning purchase conveyancing in St Davids?

You may not hear this from too many lawyers but conveyancing in St Davids or throughout England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists an abundance of room for confrontation between you and other parties involved in the ownership transfer. For example, the seller, selling agent and even potentially the lender. Appointing a solicitor for your conveyancing in St Davids an important selection as your conveyancer is your adviser, and is the ONLY person in the legal process whose responsibility is to look after your legal interests and to protect you.

We are witnessing a distinct creep in the "blame" culture- someone has to be at fault for the process taking so long. You your first instinct should be to trust your lawyer ahead of the other players in the conveyancing process.

When reading consumer advice sites for a conveyancing solicitor in St Davids, many advise that I should instruct a CQS accredited lawyer. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's biggest mortgage companies. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). The scheme does not cover licenced conveyancers. St Davids is one of the many areas of the UK where there are CQS lawyers.

I got the keys to my apartment on 10 January and the transaction details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in St Davids expressed confidence that it should be concluded in less than a month. Are titles in St Davids particularly slow to register?

There is nothing unique about conveyancing in St Davids registration formalities. As opposed to being determined by geographic area, timescales can adjust depending on who lodges the application, whether it is in order and if the Land registry communicate with any interested persons or bodies. At present in the region of 80% of submission are completed within two weeks but occasionally there can be longer delays. Registration takes place once the purchaser is living at the premises therefore an expedited registration is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your lawyers must speak with the land registry and explain the circumstances.

I have been pointed in your direction by a number of property agents in St Davids to select a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to recommend your site over and above a competitor’s?

We don’t give any referral fee for sending work our way. We thought it would be too underhand a fee because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

Are there common defects that you see in leases for St Davids properties?

Leasehold conveyancing in St Davids is not unique. All leases are individual and legal mistakes in the legal wording can result in certain clauses are erroneous. For example, if your lease is missing any of the following, it could be defective:

Insurance obligations A provision to repair to or maintain elements of the property

You may have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Skipton Building Society, and Bank of Ireland all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to pull out.

I inherited a garden flat in St Davids, conveyancing formalities finalised 4 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in St Davids with a long lease are worth £181,000. The ground rent is £55 invoiced every year. The lease expires on 21st October 2076

You have 51 years unexpired we estimate the price of your lease extension to be between £30,400 and £35,200 plus legals.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.