My fiance and I are hoping to buy a newbuild flat in Pembroke with a loan from Skipton Building Society.We like our Pembroke conveyancing lawyer but Skipton Building Society advised that his firm is not listed on their approved list of firms. It seems we have little choice but to instruct a Skipton Building Society panel solicitor or retain our high street solicitor and fork out for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Skipton Building Society use our lawyer?

Unfortunately,no. The loan issued to you contains terms and conditions, a common one being that conveyancers must be on the Skipton Building Society conveyancing panel. in the past, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Skipton Building Society

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Pembroke?

There are two types of lawyers who can perform conveyancing in Pembroke namely CLC regulated conveyancers or solicitors. Both professionals administer conveyancing services that you need to complete the sale or purchase of property. Both are duty bound to carry out Pembroke conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly carried out and that all requisite procedures should be suitably adhered to.

Completion of my purchase has taken place for my property in Pembroke. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I am selling my flat. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being pedantic. The Pembroke solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

My relative suggested that where I am buying in Pembroke I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is occasionally quoted for as part of the standard Pembroke conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Pembroke around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Pembroke Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful data concerning Pembroke.

I have just started marketing my 2 bed apartment in Pembroke. Conveyancing is yet to be initiated, however I have recently received a quarterly maintenance charge demand – what should I do?

It best that you pay the service charge as usual given that all ground rent and service payments will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until 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.

Pembroke Leasehold Conveyancing - Examples of Queries before Purchasing

Does the lease have onerous restrictions? How long is the Lease? It is important to be aware whether changing the roof or some other significant cost is due in the foreseeable future that will be shared by the tenants and could well dramatically impact the level of the maintenance charges or require a specific invoice.

How much should conveyancing in Pembroke cost?

The total sum charged for conveyancing in Pembroke may differ considerably from company to company. This makes it is particularly important that you have a full summary of charges when you first choose a lawyer. One should always seek three or four fee estimate.