I am obtaining a mortgage offer from Nat West. I hope to instruct a Licensed Conveyancer in Whitland. Does the Nat West Conveyancing panel allow for conveyancers regulated by the CLC?

The Nat West conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Should my lawyer be asking questions concerning flooding during the conveyancing in Whitland.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Whitland. Some people will buy a house in Whitland, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, however there are a various checks that can be undertaken by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Whitland. The conventional set of information sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to find out if the premises has ever been flooded. In the event that the property has been flooded in past and is not revealed by the seller, then a buyer may issue a compensation claim as a result of such an misleading reply. A purchaser’s lawyers will also commission an environmental report. This should higlight if there is a recorded flood risk. If so, additional investigations should be initiated.

Due to the encouragement of my in-laws I had a survey completed on a property in Whitland prior to retaining conveyancers. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some banks may refuse to give a mortgage on a flying freehold home.

It varies from the lender to lender. HSBC has different instructions from Nationwide. If you contact us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Whitland. Conveyancing will be smoother if you use a solicitor in Whitland especially if they are accustomed to such properties in Whitland.

I am attracted to a two flats in Whitland which have approximately fifty years unexpired on the lease term. Should I regard a short lease as a deal breaker?

A lease is a legal document that entitles you to use the property for a prescribed time frame. As the lease shortens the value of the lease deteriorates and it becomes more expensive to acquire a lease extension. This is why it is often a good idea to increase the term of the lease. It is often difficult to sell a property with a short lease because mortgage lenders less inclined to grant a loan on such properties. Lease extension can be a protracted process. We recommend you seek professional assistance from a solicitor and surveyor with experience in this area.

Leasehold Conveyancing in Whitland - A selection of Queries Prior to Purchasing

Who is in charge of the building? Best to be warned whether changing the roof or some other major work is due shortly that will be shared amongst the tenants and will dramatically impact the level of the maintenance costs or require a specific invoice. How much is the ground rent and service charge?

Do online conveyancing companies do everything a local Whitland solicitor does or do I still need to employ a solicitor for the final stages for my conveyancing in Whitland?

Where you choose an online conveyancer they will undertake all the things your Whitland conveyancer would cover.