My fiance’s brother is a solicitor. I suspect that I'll be able to get friends and family rates for conveyancing, but if not, what kind of costs should I be paying for conveyancing in St Clears?

You should compare pricing. Make use of our search tool on this page. You will notice that prices will vary but the service one can expect differ between property lawyers as is the case with most professions.

It is is a decade since I purchased my house in St Clears. Conveyancing solicitors have now been retained on the sale but I can't locate my title deeds. Is this a major issue?

Don’t worry too much. Firstly there is a chance that the deeds will be kept by your lender or they could be archived with the solicitor who acted in the purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in St Clears involves registered property but in the rare situation where your property is unregistered it is more tricky but is not insurmountable.

I'm the single beneficiary of my late grandmother’s will and I have everything in my name now, including the my former home in St Clears. The St Clears property was put into my name in October. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my proprietorship could be regarded the same way as though I had purchased the house in October. Do I have to wait 6 months to sell?

The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How practical a view banks take of it, depend on the mortgage company as this provision is chiefly there to capture the purchase and immediately sell or the quick reselling of properties.

When it comes to mortgage companies such as Yorkshire BS, do St Clears conveyancers have to pay an annual charge to be on the conveyancing panel?

We are unaware of any mortgage company fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local St Clears bank branch on numerous occasions and was informed it wasn't an issue and they will lend. My St Clears conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they will not lend in accordance with their specific requirements. Who do I believe?

Your solicitor has to comply with the CML Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Will commercial conveyancing searches reveal planned roadworks that may impact a commercial land in St Clears?

Its becoming the norm that commercial conveyancing solicitors in St Clears will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in St Clears. The search result sets out definitive information 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 St Clears.

For each commercial conveyancing transaction in St Clears it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to St Clears commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in St Clears.

Are there restrictive covenants that are commonly picked up as part of conveyancing in St Clears?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in St Clears. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’