The loan offer from NatWest for the refinancing of my single room garden flat is to be issued within the next few days. Could you propose a low cost conveyancing solicitor in Tenby?

You have come to the wrong site to search for the cheapest conveyancing solicitors in Tenby. Our aim is to provide value for money conveyancing but our intention is not to work with the cheapest lawyers. Avoid the trap of appointing organisations offering low cost conveyancing in Tenby. The optimum outcome, in going for cheap conveyancing, you will get your money’s worth and at worst it will result in you with a surprising uplift in extras and still not receive the service expected.

Can conveyancing in Tenby to be done in less than a month?

First, If the seller is applying time constraints for your conveyancing it is advisable to make sure that your solicitor is familiar with the location as they will benefit local relationships and intelligence. It is possible that they would have conducted otherproperties in the same road. You would be best advised to use a Tenby conveyancing solicitor. Second, check that the lawyer is on the member panel. It is estimated that nearly one in five of Tenby conveyancing transactions are suspended or derailed after discovering a purchaser’s solicitor was not on their mortgage lender’s member panel. This can often result in the legal transfer of property being delayed by as much as 21 days. It is claimed that this issue affects in the region of 100,000 home sales annually. Almost all Tenby conveyancing practices can not act for certain banks so do check as early as possible.

I have been advised by a few property agents in Tenby to get a quote from a solicitor using your seach tool. What’s the financial inducement for Estate Agents to recommend your site ahead of another?

We don’t give any referral fee for sending work our way. We thought it would be too underhand to pay a commission as 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.

I am intending to sublet my leasehold flat in Tenby. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Even though your last Tenby conveyancing solicitor is no longer around you can check your lease to see if you are permitted to let out the property. The accepted inference is that if the lease is non-specific, subletting is permitted. There may be a precondition that you are obliged to seek consent from your landlord or other appropriate person before subletting. The net result is you not allowed to sublet without prior consent. Such consent should not be unreasonably withheld. If your lease prohibits you from subletting the property you will need to ask your landlord for their consent.

I purchased a ground floor flat in Tenby, conveyancing was carried out 4 years ago. How much will my lease extension cost? Corresponding properties in Tenby with a long lease are worth £202,000. The ground rent is £60 invoiced every year. The lease ceases on 21st October 2081

With 57 years left to run the likely cost is going to span between £28,500 and £33,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed 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 want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.

Me and my partner have just had an offer accepted on a apartment and had an appointment on Wednesday with Nationwide for the mortgage. They have informed us that when it comes to choosing a lawyer that unless they are on their approved list of conveyancers then we will be subject to an an additional charge of £200. This is is due to the fact that they would then have to appoint a conveyancer to act on their behalf in addition to the one we select on our behalf and we are liable for their invoice. I have requested Nationwide to supply me with a list so I can request estimates only from their approved conveyancers but was told they dont have such a list to hand over. Is there a list online?

You can enquire of Nationwide what their panel criteria is for a conveyancer.Thereafter ask the conveyancer of your choice whether they meet the criteria and have they acted on loans for Nationwide in the past. Where the answer to those is yes, then just clarify this with Nationwide. Alternatively please make use of our search tool and we may be able to locate a lawyer in Tenby on the panel for Nationwide.