What does a local search tell me concerning the property I am buying in Whitland?

Whitland conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company such as Searchflow The local search is essential in every Whitland conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.

I moved into my house on 5 November and my personal details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Whitland advises it would be concluded inside ten days. Are properties in Whitland particularly slow to register?

As far as conveyancing in Whitland registration is no quicker or slower than the rest of the country. Rather than based on location, timescales can differ depending on the party submitting the application, whether it is in order and whether the Land registry have to notify any 3rd parties. As of today approximately three quarters of submission are fully dealt with in less than three weeks but occasionally there can be longer hold-ups. Historically registration takes place after the buyer has moved in to the property so 'speed' is not usually primary concern but where there is a degree of urgency associated with the registration then you or your conveyancer should contact the land registry and explain the circumstances.

About to purchase a new build flat in Whitland. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Whitland

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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. 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. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

How easy is it to use your search tool to choose a conveyancing practitioner in Whitland on the approved list for my bank?

Step one is to select a bank such as Santander, Bank of Scotland or Alliance & Leicester then choose your preferred area for example Whitland. Conveyancing organisations in Whitland and beyond should be identified.

My fiance and I may need to sub-let our Whitland garden flat temporarily due to taking a sabbatical. We instructed a Whitland conveyancing practice in 2004 but they have since shut and we did not think at the time get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

A small minority of properties in Whitland do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I own a studio flat in Whitland, conveyancing formalities finalised 7 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Whitland with an extended lease are worth £176,000. The ground rent is £50 invoiced every year. The lease expires on 21st October 2105

You have 80 years unexpired the likely cost is going to be between £8,600 and £9,800 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.