My solicitor has identified a defect with the lease for the apartment we are purchasing in Carmarthen. The seller’s lawyers have put forward defective title insurance as a solution. We are content with insurance and will pay for it. Our property lawyer says that he must ensure that the mortgage company is happy with this solution. Are we the client or is the bank?

Even though you have a mortgage offer from the lender does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the bank are the client. These conveyancing instructions have to be complied with.

Completed the sale of my flat in Carmarthen last May but my buyer keeps texting daily to say their solicitor is waiting to hear from mylawyer. What are the post completion sale legalities now that I have sold?

Following your disposal your lawyer should forward the transfer deeds and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your conveyancer should also evidence that the mortgage has been repaid to the buyers conveyancers. There is unlikely to be post completion procedures peculiar conveyancing in Carmarthen.

Do I need to visit the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Carmarthen so that I can attend their offices when needed.

These days approved lawyers for banks conduct all of the work through the post, e-mail or over phone calls. This means that they can undertake the conveyancing transaction regardless of where you live in England or Wales. Nevertheless you can see if you can still book an appointment to visit conveyancing lawyer if you prefer.

Me and my partner are purchasing a house in Carmarthen. I might seem paranoid but how we can trust a conveyancer? On the day of competition we have to deposit our life savings 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.

I am buying a property in Carmarthen. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Lloyds be concerned?

Given that your lender is Lloyds your lawyer must follow the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Lloyds where a lease fails to satisfy these specifications. The requirements relate to the installation of panels on properties nationwide and is not limited to Carmarthen.

After months of negotiation I have agreed a price on an apartment in Carmarthen. My financial adviser pressured me to appoint their property lawyer. I paid an advanced payment of £175. A few days later, the conveyancing practitioner called me to say that they were not on the UBS 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 UBS 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.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Carmarthen. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Carmarthen

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision.