We are buying a 1 bedroom apartment in Fishguard with a mortgage. We have a Fishguard solicitor, however the bank advise he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Fishguard solicitor as well as pay for one of their panel firms to represent them. We regard this is unjust; are we not able to insist that the mortgage company use our Fishguard lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Fishguard conveyancing lawyer to apply to be on the conveyancing panel.
I have given 2 months notice to my current landlord and must be out of my let out apartment in Fishguard by 15/9/2026. Conveyancing on my purchase has just started. Can I complete in three weeks as I wish to avoid having to find temporary accommodation?
The normal practice is not to serve notice for your letting unless your lawyer suggests that you should. If you have not already done so, update to your conveyancer and request that they apply pressure on the other side, try to get a realistic time scale from them that all parties will look towards
It is a dozen years since I purchased my home in Fishguard. Conveyancing solicitors have just been instructed on the sale but I can't find my title deeds. Will this cause complications?
You need not be too concerned. First the deeds may be kept by your mortgage company or they could be in the possession of the lawyers who acted in the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Most conveyancing in Fishguard relates to registered property but in the unlikely event that your property is unregistered it is more tricky but is resolvable.
My bid for a property was accepted at auction in Fishguard. Conveyancing is needed. What is next?
Given that you have now for all intents and purposes signed on the dotted line you now have to instruct a conveyancing lawyer as a matter of priority as you are facing a tight a drop dead date to complete the purchase. An auction property will ordinarily have an associated legal pack. This should include most,if not all of the paperwork that your solicitor will need. In the case of leasehold premises the conveyancing pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You must pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that you have funds in order to complete the transaction on the set completion date.
Is it correct that all Fishguard CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing panel?
It is true that some lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
I am purchasing a property in Fishguard. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Barclays be concerned?
As your lender is Barclays your lawyer must comply with the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for Barclays. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and solicitors are required to report to Barclays where a lease does not meet these specifications. The specifications relate to the installation of panels on properties countrywide and is not isolated to Fishguard.
My friend recommended that where I am purchasing in Fishguard I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Fishguard conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about Fishguard around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Fishguard Education with maps and statistics, Local Amenities and other useful information about Fishguard.
Are there frequently found problems that you witness in leases for Fishguard properties?
Leasehold conveyancing in Fishguard is not unique. All leases are drafted differently and legal mistakes in the legal wording can result in certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:
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A provision for the recovery of money spent for the benefit of another party. A duty to insure the building
A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Halifax, Norwich and Peterborough Building Society, and Bank of Ireland all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, obliging the buyer to pull out.
I inherited a 2 bed flat in Fishguard, conveyancing formalities finalised in 2002. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Fishguard with a long lease are worth £260,000. The ground rent is £45 per annum. The lease ceases on 21st October 2100
With only 74 years remaining on your lease we estimate the price of your lease extension to span between £8,600 and £9,800 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.