Do the Building Society Association intend to launch a search tool with a view to to identify law firms on the Norwich and Peterborough Building Society conveyancing panel for instance in Broad Haven?

We would not expect to be advised of any plans on the part of the BSA to promote such a tool.

I have been told that property searches are a common reason for stalling in Broad Haven conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Local searches are not likely to be the root cause of holding up conveyancing in Broad Haven.

I am buying a new build apartment in Broad Haven. Conveyancing is daunting 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 conveyancing.

Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Broad Haven

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. 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.

I am a sole trader intending to lease a unit on the high street. Can you recommend lawyers offering no-move-no fees for commercial conveyancing in Broad Haven for less than 2k?

We can recommend firms who have well rounded knowledge of commercial conveyancing in Broad Haven, including the disposal and purchase of businesses as well as simply property. If you are looking to purchase or sell a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right firm. Regarding the costs these will vary based on the structure and complexity of the deal. Let us have your details or telephone us so that we may supply you with comprehensive commercial conveyancing calculation.

I have just started marketing my ground floor flat in Broad Haven. Conveyancing lawyers have not yet been instructed, but I have recently received a yearly maintenance charge demand – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as you normally would because all rents and maintenance invoices should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I purchased a garden flat in Broad Haven, conveyancing was carried out in 2005. How much will my lease extension cost? Corresponding flats in Broad Haven with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease runs out on 21st October 2089

With only 64 years unexpired we estimate the premium for your lease extension to be between £14,300 and £16,400 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.