I am assisting my sister sell her flat in Broad Haven. Does the conveyancing solicitor order the energy assessment or do I organise this?

After the demise of HIPs, energy performance certificates was left as a compulsory component of selling a property. An EPC should be to hand before the property is marketed. This is not a task that lawyers ordinarily arrange. If you are instructing a Broad Haven conveyancing practitioner they may be able to arrange EPC’s given their relationships with long established local providers

We are due to move house in January. Does my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you suggest a removal company in Broad Haven. Conveyancing lawyer was found before I stumbled across this page.

On the day of completion you can collect the keys from the estate agent but this can only occur when the vendors conveyancers confirm to the agent that they have the completion monies and the keys can be handed over. After that you can tell the removal men that they can start moving you in. We are not in a position to suggest a particular removal organisation but can assist you in locating a residential property solicitor in Broad Haven or a legal practice that specialises in conveyancing in Broad Haven.

We have agreed to purchase a house in Broad Haven. A rare aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Nottingham your lawyer must check the formal requirements outlined in Part two of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook includes minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Nottingham where a lease does not comply with these requirements. The specifications relate to the installation of panels on properties countrywide and is not isolated to Broad Haven.

I am purchasing a new build house in Broad Haven with a mortgage from Bank of Scotland. The developers refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not reveal to my conveyancer about the extras as it will adversely affect my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I am looking for a leasehold apartment up to £235,500 and found one near me in Broad Haven I like with amenity areas and station nearby, however it's only got 52 remaining years left on the lease. I can't really find anything else in Broad Haven for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a mortgage the shortness of the lease will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.

I was recommended by two or three local selling agents in Broad Haven to choose a property lawyer on your site. Is there a financial inducement for Estate Agents to recommend your lawyers rather than a competitor’s?

We refuse to offer any commission for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

My partner and I may need to let out our Broad Haven ground floor flat temporarily due to a career opportunity. We instructed a Broad Haven conveyancing firm in 2004 but they have closed and we did not think at the time seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

Some leases for properties in Broad Haven do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience suggests 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 am the registered owner of a 2 bed flat in Broad Haven, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Broad Haven with a long lease are worth £190,000. The ground rent is £65 levied per year. The lease ceases on 21st October 2085

You have 61 years remaining on your lease the likely cost is going to range between £19,000 and £22,000 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.