My wife and I are buying a flat in Ammanford. It might be a silly question but how we can trust a conveyancer? On completion day we will need to deposit money into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

is it true that all Ammanford solicitor practices on the Nationwide conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the Nationwide approved list of solicitors they would need to be overseen by the SRA. Many mortgage companies do allow licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.

I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Ammanford solicitor on the Nottingham panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nottingham has sent the Land Registry the discharge electronically, and
3. Nottingham has instructed the Land Registry to do so

My friend recommended that where I am purchasing in Ammanford I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is sometimes quoted for as part of the standard Ammanford conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Ammanford around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Ammanford Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Ammanford Education with plans and statistics, Local Amenities and other useful data concerning Ammanford.

About to purchase a new build apartment in Ammanford. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Ammanford

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

I need to instruct a conveyancing solicitor for some conveyancing in Ammanford. I've stumble across a web site which appears to be the ideal answer If it is possible to get all the legals completed via web that would be ideal. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I’m about to sell my basement flat in Ammanford. Conveyancing lawyers have not yet been instructed, but I have just had a half-yearly service charge invoice – should I leave it to the buyer to sort out?

It best that you clear the maintenance contribution as usual given that all rents and maintenance invoices will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Ammanford Conveyancing for Leasehold Flats - Examples of Questions you should consider before Purchasing

You will want to discover as much as you can regarding the company managing the building as they will either make life much simpler or uncomfortable. Being a leasehold owner you are often at the mercy of the managing agents from a financial perspective and when it comes to day to day matters such as the cleanliness of the communal areas. Ask prospective neighbours whether they are happy with their management. On a final note, investigate as to the dates that you are obliged pay the maintenance charge to the managing agents and precisely how they are spending that money. Be sure to enquire if there is anything that is prohibited in the lease. For instance it is reasonably common in Ammanford leases that pets are not permitted in in a block in Ammanford. If you love the apartmentin Ammanford but your dog is not allowed to live with you then you will be faced difficult compromise. How is the lease structured?