I am in a contract race with another buyer for a property in Pembrokeshire. What can I do to expedite the conveyancing process?

In the event that you are under time constraints to exchange it is advisable to make sure that your lawyer is familiar with the area as they will benefit local relationships and knowledge. It is even conceivable that they may have transacted previoushomes in the same road. You would be best advised to use a Pembrokeshire conveyancing solicitor. In addition, ensure that the conveyancing firm is on the member panel. It is estimated that just under twenty per cent of Pembrokeshire conveyancing deals are held up or derailed after finding out that a purchaser’s lawyer was not on their mortgage lender’s member panel. In many cases this discovery resulted in the legal transfer of property being delayed by as much as 21 days. It is estimated that this issue affects in the region of 100,000 home sales annually. Almost all Pembrokeshire conveyancing firms can not represent certain lenders so do check as early as possible.

As a first time buyer what is the most important advice you can impart concerning purchase conveyancing in Pembrokeshire?

You may not hear this from too many lawyers but conveyancing in Pembrokeshire and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is plenty of room for conflict between you and other parties involved in the ownership transfer. For example, the seller, estate agent and sometimes the bank. Selecting a solicitor for your conveyancing in Pembrokeshire should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the legal process whose role it is to protect your best interests and to protect you.

Sometimes a third party with a vested interest may try and persuade you that it is in your interests to do things their way. For instance, the estate agent may claim to be assisting by claiming that your solicitor is slow. Or your mortgage broker may tell you to do take action that is against your lawyers recommendation. You should always trust your lawyer above all other parties in the home moving process.

What is the optimum way to find out if the solicitor conducting my conveyancing in Pembrokeshire is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Barclays thus spending £187.00 plus VAT in further legal fees.

Please do make use of the search tool on this web page. Please choose the lender and type ‘Pembrokeshire’ or your preferred area and you will discover numerous conveyancers based in Pembrokeshire or near you.

Does a directory service exist listing Co-operative panel conveyancers in Pembrokeshire on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings open the public online. If you are seeking to appoint a Pembrokeshire conveyancing practitioner on the Co-operative please use our tool.

I am selling my flat. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being difficult. The Pembrokeshire solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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.

I have instructed a Pembrokeshire conveyancing practitioner having checked that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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 solicitor 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 Pembrokeshire postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Pembrokeshire.

Will my conveyancer be raising enquiries regarding flooding during the conveyancing in Pembrokeshire.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Pembrokeshire. There are those who acquire a house in Pembrokeshire, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Lawyers are not best placed to offer advice on flood risk, but there are a number of checks that can be initiated by the purchaser or by their conveyancers which should give them a better appreciation of the risks in Pembrokeshire. The conventional set of completed inquiry forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to discover whether the premises has suffered from flooding. If flooding has previously occurred and is not disclosed by the vendor, then a buyer could issue a compensation claim as a result of such an misleading answer. The purchaser’s conveyancers may also commission an environmental search. This will disclose if there is a recorded flood risk. If so, further investigations will need to be made.