My stepmother informed me that in purchasing a property in St Clears there could be various restrictions preventing external changes to a property. Is this right?

We are aware of anumerous of properties in St Clears which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in St Clears should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We had selected solicitors based in St Clears on the Skipton solicitor panel. They have just billed me a further sum for dealing with the Skipton mortgage. Is this a supplemental conveyancing fee specified by Skipton?

Provided it is contained in their Terms and Conditions or estimate then yes your solicitor is entitled to levy a fee for this. The fee is not dictated by Skipton but by your St Clears solicitor. Some firms on the Skipton panel will quote ’dealing with mortgage’ fee and others do not.

Our offer on a semi in St Clears has been agreed to, but there is a chain. The owners have placed an offer on somewhere, but it’s not yet agreed to, and have viewings of other flats booked. I have instructed a bricks and mortar conveyancing solicitor in St Clears. What do I do now? When do I get the mortgage application with Kent Reliance started?

It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then survey, St Clears conveyancing search costs, etc). The first course of action is to check that your solicitor is on the Kent Reliance conveyancing panel. Concerning the next stages this very much dictated by the specifics of your case, attraction to the property and on the state of the market. In a rising market many buyers will apply for the mortgage with Kent Reliance and pay for the valuation and only if it comes back ok would they request their conveyancing practitioner to move forward with searches.

I know that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a house in St Clears? or Apparently there is a law dating back centuries that could mean that homeowners living in a parish church boundary may be liable to pay for repairs towards the chancel within the church. Is this appropriate for conveyancing in St Clears?

Unless a previous purchase of the property took place after 12 October 2013 you could expect conveyancing practitioners conducting conveyancing in St Clears to remain recommending a chancel search and or insurance against a claim.

It has been 3 months since my purchase conveyancing in St Clears concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I was recommended by a couple of local selling agents in St Clears to locate a property lawyer using your seach tool. What’s the financial incentive for Estate Agents to recommend your site over and above alternative conveyancing organisations?

We refuse to offer any financial incentive for pointing buyers and sellers our way. We found it would be just too difficult to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

A licensed conveyancer handled my conveyancing in St Clears three years past and was holding my registration certificates but has now closed – What steps do I now take to retreive them?

Deeds, as such, no longer exist as the majority of properties in St Clears are registered electronically at Land Registry. Should you need to establish evidence of proprietorship or are disposing of or refinancing your lawyer can obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.