Is the fact that my conveyancer in Carmarthen is not listed on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?

It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Carmarthen conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

Can you suggest a Nationwide Building Society approved Carmarthen conveyancing solicitor who can have us moved in within under 3 weeks? Would it be better to use a local Carmarthen firm or a national conveyancer?

We can recommend some very good Carmarthen conveyancing firms. Another option is to visit the main road in Carmarthen. Approach some well established firms and ask to see a conveyancing solicitor for a fee estimate. Explain your requirements together with your reasons and get a commitment on your deadline. Appoint the lawyer that you are most comfortable with.

I have todayfound out that Action Conveyancing have been shut down. They carried out my conveyancing in Carmarthen for a purchase of a leasehold flat 18 months ago. How can I be sure that the property is in my name in the name of the former proprietor?

The easiest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Carmarthen conveyancing specialists.

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £300,000 maisonette in Carmarthen next Friday. The managing agents has quoted £300 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Carmarthen?

Carmarthen conveyancing on leasehold maisonettes ordinarily results in administration charges raised by landlords agents :

Addressing pre-contract enquiries Where consent is required before sale in Carmarthen Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Carmarthen leasehold property is £350. For Carmarthen conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide the information.

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

What prohibitions exist in the Carmarthen Lease? How many of the leaseholders are in arrears for their service charge payments?

I am looking to buy a flat and require a conveyancing solicitor in Carmarthen who is on the bank approved panel. Can you recommend a Carmarthen or local Carmarthen conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who carry out conveyancing in Carmarthen. We dont recommend any particular firm.