My partner and I are purchasing a brand new apartment in Carmarthen and my solicitor is informing me that she is duty bound to the mortgage company to reveal incentives from the seller. I am on a tight deadline to exchange and I would rather not prolong the conveyancing. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

We just had an offer accepted to purchase with Loughborough BS. I went into 3 or 4 local companies but am unable to find a Carmarthen conveyancing firm on the Loughborough BS approved list. Please you help?

Please do take advantage of the find a lender approved solicitor tool on this page. Pick the building society and type Carmarthen or your location and you will discover numerous solicitors located in Carmarthen or by proximity to you.

Should my solicitor be asking questions about flooding as part of the conveyancing in Carmarthen.

Flooding is a growing risk for lawyers specialising in conveyancing in Carmarthen. Some people will purchase a house in Carmarthen, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to offer advice on flood risk, but there are a numerous checks that may be carried out by the buyer or by their solicitors which can figure out the risks in Carmarthen. The standard property information forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the seller to find out if the property has historically flooded. In the event that the property has been flooded in past which is not notified by the seller, then a purchaser may issue a claim for damages stemming from an misleading response. A buyer’s conveyancers may also conduct an environmental search. This should reveal if there is a recorded flood risk. If so, further investigations will need to be made.

Due to the advice of my in-laws I had a survey completed on a property in Carmarthen prior to instructing lawyers. I have been advised that there is a flying freehold element to the house. My surveyor advised that some mortgage companies may refuse to issue a loan on this type of home.

It varies from the lender to lender. Lloyds has different requirements from Nationwide. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Carmarthen. Conveyancing may be slightly more expensive based on your lender's requirements.

I have recently realised that I have Seventy years unexpired on my lease in Carmarthen. I now want to get lease extension but my freeholder is absent. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to demonstrate that you have used your best endeavours to locate the freeholder. For most situations an enquiry agent should be helpful to try and locate and prepare a report which can be used as proof that the landlord can not be located. It is advisable to get professional help from a solicitor in relation to proving the landlord’s disappearance and the application to the County Court overseeing Carmarthen.

Carmarthen Leasehold Conveyancing - Examples of Queries Prior to Purchasing

Best to be warned if changing the roof or some other major work is anticipated that will be shared between the leasehold owners and could well dramatically increase the the maintenance costs or necessitate a one time invoice. Are there any major works on the horizon that will likely add a premium to the service fees? What restrictions exist in the Carmarthen Lease?