Is the fact that my conveyancer in Carmarthen is not listed on my bank's solicitor panel that there is a problem with the quality of her work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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 firm and ask them why they are no longer on the approved list for your bank.

Can you recommend a Leeds Building Society approved Carmarthen conveyancing firm who can have us moved in within under 3 weeks? Would it be better to use a high street Carmarthen practice or a web based conveyancer?

We would be happy to suggest some excellent Carmarthen conveyancing firms. You can also walk up the high street in Carmarthen. Approach a couple of law practices and ask to speak with a conveyancing solicitor for a fee estimate. Discuss your time frames together with your reasons and ask for an assurance on speed. Select the one that genuine.

We hope to to purchase with Loughborough BS. We have called around locally yet am struggling to find a Carmarthen conveyancing firm on the Loughborough BS panel. Can you assist?

You should make the most of the search tool on this web page. Pick the lender and type Carmarthen or your location and you will see numerous conveyancers based in Carmarthen or by proximity to you.

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, chain free conveyancing. Carmarthen is where the house is located. Can you offer any assistance?

Flying freeholds in Carmarthen are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Carmarthen you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Carmarthen may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Fiveweeks into purchasing a property in Carmarthen. Conveyancing solicitor has phoned to say the property is "Leasehold". Does this make a difference on the marketability of the house?

Carmarthen conveyancing does not in most situations involve leasehold houses. The crucial factor here is the length of lease and the ground rent. If there are over a hundred years remaining with a nominal rent, it's essentially freehold, so it shouldn't impact the marketability too much.

At the other extreme, if it's, say, fifty five years it is bound to have a significant impact on the saleability, and probably wouldn't be mortgageable. The length of lease and ground rent will be stated in the lease provided to your conveyancer.