I am in the process of mortgaging my apartment in Tenby, does my lawyer have to be on the Nottingham Conveyancing panel?
In theory, you could use a solicitor that is not on the Nottingham conveyancing panel, but Nottingham would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
What is your number one tip for choosing a conveyancing solicitor in Tenby
It would be unwise to be seduced by the lowest Tenby conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We expect to receive a DIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Tenby solicitors on the Lloyds conveyancing panel, or is it better to go independently?
You will need to appoint Tenby solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I was told three weeks ago that my mortgage has been agreed to by Clydesdale. Is it usual for Clydesdale to only issue the offer once my solicitor in Tenby is approved on their conveyancing panel? Clydesdale have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
Over the last few months I have been searching for a ground for flat up to £195,000 and found one close by in Tenby I like with a park and station nearby, the downside is that it only has 52 years unexpired on the lease. There is not much else in Tenby suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a home loan the shortness of the lease may be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
What are your top tips when it comes to finding a Tenby conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a property lawyer for your lease extension (regardless if they are a Tenby conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Tenby conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:
What are the costs for lease extension conveyancing?
Leasehold Conveyancing in Tenby - Sample of Questions you should ask Prior to buying
Are any of leasehold owners in arrears of their service charge payments? What is the annual service fee and ground rent? Are there any major works anticipated that will likely add a premium to the maintenance charges?
Been looking for a conveyancing practitioner for leasehold sale conveyancing in Tenby. We are selling, simple no mortgage to redeem, no rush, currently empty. Had an estimate from a lawyer for £800 plus VAT which is a tad expensive considering its so straightforward. Can I pay less for conveyancing in Tenby?
As it’s a sale only, £450 + VAT would be about the lowest for sale conveyancing in Tenby.