We expect to receive a AIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Narberth solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Narberth solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
My husband and I are in the process of viewing houses in Narberth and I am now considering a potential offer. Is it wise to have a solicitor on ‘stand by’? I intend to finance via a mortgage with Lloyds.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are getting a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.
I recently had an offer agreed on a house in Narberth. My mortgage broker suggested a property lawyer. I paid an advanced payment of £150. A couple of days later, the property lawyer called me sheepishly admitting that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who did the conveyancing in Narberth 5 years ago no longer exist. What are my options?
You no longer need to have the physical official documentation to evidence that you are the registered proprietor of land or property, as the Land Registry hold details of all registered land or property electronically.
How does conveyancing in Narberth differ for newly converted properties?
Most buyers of new build property in Narberth come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Narberth usually purchase the land, 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 Narberth or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Narberth is the location of the property. Can you shed any light on this issue?
Flying freeholds in Narberth 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 Narberth you would need to get your solicitor to go 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 Narberth may ascertain 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 property.
Is there anything unique about your site and alternative online quote calculators for conveyancing in Narberth?
At this site obtain a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances for your conveyancing in Narberth. Unlike many estate agents and many comparison sites we do not operate commission deals with solicitors. Some agents and online brokers 'recommend' the firm that pays the most per referral, not the best value conveyancing in Narberth