We are looking to buy a flat and require a conveyancing solicitor in Tenby who is on the Yorkshire BS conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Tenby.
I have been told that property searches are the main cause of obstruction in Tenby house deals. Is this right?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays in the conveyancing process. Searches are not likely to be the root cause of delay in conveyancing in Tenby.
It has been four months since my purchase conveyancing in Tenby took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. 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 residence 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.
Is it possible to switch solicitor as I need to find a firm on the HSBC Bank conveyancing list. I was using a local conveyancing solicitor in Tenby five minutes from me but the firm is not accepted by HSBC Bank
We will our best to assist in finding you a conveyancing solicitor in Tenby on the HSBC Bank panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are registered with the SRA who oversee all conveyancing solicitors in Tenby. In making use of search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Tenby.
I own a leasehold house in Tenby. Conveyancing and Halifax mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Tenby who acted for me is not around. Any advice?
First contact HMLR to make sure that this person is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Tenby conveyancing firm to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a studio flat in Tenby, conveyancing formalities finalised 7 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Tenby with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease runs out on 21st October 2094
With only 68 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.
I own a leasehold flat in Tenby. Conveyancing was finished in 2009. I have read on numerous advice forums that I mustn’t let the lease length fall too short. Why is that a problem?
Tenby residential long term leases are for a fixed period - normally just under one hundred years when they are first granted. However a significant flats in Tenby were constructed or converted in the 70’s80’s and so such leases now have fewer than 80 years unexpired. This may sound like a long time but Banks, Building Societies and other mortgage lenders generally require leases to have at least seventy five years unexpired to adequate security. Accordingly when you come to sell the property you will need to extend the term of your lease if you are approaching eighty years. To enhance your property value you should be thinking about whether to extend your lease well in advance of selling the property. There are also strong financial reasons to taking action before the lease reaches even eighty years as when the lease falls below eighty years the amount you have to pay to extend starts to get a lot more expensive.