Am I correct in assuming that the fact that my conveyancer in Tenby is not identified on my lender's solicitor panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Tenby conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I am planning to acquire a property and need a conveyancing solicitor in Tenby who is on the Nottingham Building Society approved. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Nottingham Building Society in certain locations such as Tenby. We dont recommend any particular firm.
How does conveyancing in Tenby differ for newly converted properties?
Most buyers of new build property in Tenby come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is finished. This is because new home sellers in Tenby typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Tenby or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Tenby is the location of the property. Can you shed any light on this issue?
Flying freeholds in Tenby are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tenby you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tenby may decide 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.
Expecting to exchange soon on a garden flat in Tenby. Conveyancing solicitors inform me that they report fully on Monday. What should I be looking out for?
Your report on title for your leasehold conveyancing in Tenby should include some of the following:
Repair and maintenance of the flat You would want to receive a copy of the lease Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? Changes to the property Who has the liability for repairing the window frames
Tenby Conveyancing for Leasehold Flats - Sample of Questions you should consider before Purchasing
Its a good idea to find out as much as you can about the company managing the building as they will either make living at the property much easier or problematic. As the owner of a leasehold property you are frequently at the mercy of the managing agents both financially and when it comes to practical matters like the tidiness of the common parts. Enquire of other tenants what they think of them. In conclusion, find out the dates that you are obliged pay the service charge to the appropriate party and specifically what you get for your money. Please note if it is less than 80 years it will affect the marketability of the apartment. It is worth checking with your mortgage company that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely need a lease extension sooner rather than later and it is worth discovering how much this would cost. For most Tenbylease extensions you will need to own the residence for two years before you are legally able to extend the lease. How many years are left on the lease?
I bought a property in Tenby last 18/12/2020 and to date it is still not registered with HM Land Registry. It was part of a new estate and my solicitor told me that it may take over a year to complete the registration formalities. I have called the Land Registry directly and they have informed me the original application was cancelled due to questions not being addressed in time. Should I be concerned?
It is your solicitor that you should turn to here in order to satisfy any concerns which have arisen as part of the registration formalities for your Tenby property. Normal Tenby conveyancing practice includes an undertaking on the part of the previous owner’s property lawyer that they will help resolve any registration raised by HMLR so it may be a case of taking action to enforce that undertaking if necessary.