We're in Whitland, First time buyers buying with a mortgage (lender is Nottingham , and our lawyer is on the Nottingham conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Nottingham conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I need some quick conveyancing in Whitland as I am under pressure to sign on the dotted line within 3 weeks. Fortunately I do not require a mortgage. Can I escape the need for conveyancing searches to save fees and time?

As you are not obtaining a mortgage you have the choice not to do searches although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Whitland the following are examples of what can be revealed and therefore impact the marketability of the property: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Road Schemes,...

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Whitland is where the house is located. Can you shed any light on this issue?

Flying freeholds in Whitland are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Whitland you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Whitland may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

My husband and I are 14 days into a freehold purchase having been recommend to conveyancers by the local agent to carry out the conveyancing in Whitland. I am am extremely dissatisfied with the level of service. Can you you assist me in finding new solicitors?

They would need to be really poor to suggest replacing them. Has your mortgage offer been issued? In the event that it has you will need to inform them of the new contact details and ensure the offer are issued to the new lawyers. The solicitor ideally should be on the lenders panel to avoid supplemental charges and frustration. So that should be your starting point. The find a solicitor tool should help you find a bank approved solicitor for your conveyancing in Whitland

What makes a Whitland lease problematic?

There is nothing unique about leasehold conveyancing in Whitland. Most leases are drafted differently and drafting errors can result in certain sections are erroneous. The following missing provisions could result in a defective lease:

A provision to repair to or maintain elements of the building

You could encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Santander, Virgin Money, and Barclays Direct all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, obliging the buyer to pull out.

I inherited a 1 bedroom flat in Whitland, conveyancing was carried out 6 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Whitland with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease terminates on 21st October 2080

With only 55 years remaining on your lease the likely cost is going to be between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.