Do the conveyancing lawyers that you recommend conduct conveyancing in Broad Haven by way of an attended exchange?

There are a few conveyancing experts who can conduct attended exchanges. You should contact us to secure a costs illustration and details as to dates.

I'm the single recipient of my late father’s will with all property in now in my sole name, including the house in Broad Haven. Conveyancing formalities meant that the Land Registry date was in November. I want to move. I understand that there is a CML 6 month 'rule', meaning my proprietorship may be treated the same way as if I'd bought the property in November. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view mortgage companies take of it, depend on the lender as this obligation is chiefly there to pick up on the purchase and immediately sell or the quick reselling of properties.

My fiancee and I are spending time viewing apartments in Broad Haven and I am about to put in an offer. Should I already have a solicitor appointed at this stage? I intend to finance via a home loan with Yorkshire BS.

It would be wise to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are getting a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.

After shopping around on the internet I have found a Broad Haven solicitor having checked that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Broad Haven postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Broad Haven.

How does conveyancing in Broad Haven differ for new build properties?

Most buyers of new build premises in Broad Haven approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is completed. This is because house builders in Broad Haven tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Broad Haven or who has acted in the same development.

I am hoping to put an offer on a small detached house that appears to be perfect, at a reasonable price which is making it more attractive. I have subsequently discovered that it's a leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Broad Haven. Conveyancing lawyers have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Broad Haven ?

The majority of houses in Broad Haven are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Broad Haven in which case you should be shopping around for a Broad Haven conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’spermission to conduct alterations. You may also be required to pay a contribution towards the maintenance of the communal areas where the property is located on an estate. Your solicitor will report to you on the legal implications.

I bought a ground floor flat in Broad Haven, conveyancing having been completed in 1997. Can you work out an approximate cost of a lease extension? Similar properties in Broad Haven with an extended lease are worth £179,000. The average or mid-range amount of ground rent is £65 per annum. The lease runs out on 21st October 2081

You have 57 years unexpired we estimate the premium for your lease extension to range between £26,600 and £30,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.

Myself and my fiance have recently had an offer accepted on a apartment and had meeting on Wednesday with Leeds Building Society for the mortgage. They advised me that when it comes to selecting a conveyancing practitioner that if they are not on their approved list of conveyancing practitioners then we will be subject to an an additional fee of £250+. This is is due to the fact that they would then have to appoint a conveyancer to act for them as well as the one we choose to act for ourselves and we will be on the hook for their invoice. I have asked Leeds Building Society to furnish me with a list so I can obtain quotes only from their approved conveyancers but was told that I need to check with each individual lawyer to see if they are on the panel. Is there a simple way of finding out who is on a lender panel?

You should ask Leeds Building Society what their criteria for panel membership is for a solicitor.Then ask the solicitor of your choice whether they fit that criteria and have they acted on mortgages for Leeds Building Society previously. Where the answer to those is yes, then just clarify this with Leeds Building Society. Alternatively please utilise our search tool and we should be able to identify a lawyer in Broad Haven on the panel for Leeds Building Society.