Me and my partner are purchasing our first property. Our conveyancer has messagedto ask if we wish to take out extra conveyancing searches. Unfortunately we have no idea as to what's needed for conveyancing in Tenby

The extent of Tenby conveyancing searches should be dictated primarily on the premises, the location, the probability of any of these risks, your familiarity of the area and risks, your overall attitude to risk. What is important is that you properly comprehend what information each search could provide. Then you can make a decision if you personally think you need that information. If unclear, ask the solicitor to explain.

I am looking to buy a property and require a conveyancing solicitor in Tenby who is on the Norwich and Peterborough Building Society approved. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Norwich and Peterborough Building Society in certain locations such as Tenby. We dont recommend any particular firm.

My bid for a property was accepted at auction in Tenby. Conveyancing is necessary. What is next?

Now that you are legally bound yourself to purchase you should retain a conveyancing lawyer soon as you now have a tight a fixed date to complete the purchase. An auction property should have an associated auction set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You need to pass this on to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that that you have the requisite funding in place to complete on the date specified in the contract.

is it true that all Tenby solicitor practices on the Bank of Ireland conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be governed by the SRA. Some banks do list licenced conveyancers on their panel and in that case the organisation would be overseen by the Council of Licensed Conveyancers.

At last I have had an offer on a maisonette in Tenby accepted, the vendors do nevertheless have an associated purchase. The vendors have placed an offer on a property, however it’s not been accepted yet, and are looking at other flats in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Tenby. What should be my next step? At what point do I apply for the mortgage with Virgin Money?

It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then survey, Tenby conveyancing search fees, etc). The first course of action is to check that your lawyer is on the Virgin Money conveyancing panel. Regarding the next stages this very much dictated by the specifics of your case, motivation for this property and on the state of the market. During a buoyant market many buyers will apply for the mortgage with Virgin Money and pay for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to press on with searches.

Will commercial conveyancing searches disclose planned roadworks that could impact a commercial property in Tenby?

Its becoming the norm that commercial conveyancing solicitors in Tenby will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Tenby. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Tenby.

For each commercial conveyancing transaction in Tenby it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Tenby commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Tenby.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, chain free conveyancing. Tenby is the location of the property. Can you offer any advice?

Flying freeholds in Tenby are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tenby you would need to get your solicitor to go through the deeds very carefully. Your mortgage company 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 premises.