My son-in-law is in the process of securing a newly built flat in Carmarthen with a mortgage from Lloyds. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Lloyds conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

The Carmarthen conveyancing firm that I recently instructed on my house acquisition in Carmarthen have without warning closed. They were on acting for me because I needed a firm on the Lloyds conveyancing panel and my family Carmarthen lawyer was not. I paid them 275 plus VAT on account. What should be my next steps?

If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Lloyds conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.

There is lots of here regarding conveyancing in Carmarthen but can you isolate your top tip for appointing the right conveyancer in Carmarthen

We would encourage you not to go for the lowest Carmarthen conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

We had instructed conveyancing lawyers with offices in Carmarthen on the Coventry BS solicitor panel. They are now charging me an additional fee for the legal aspects of the Coventry BS mortgage. Is this an additional conveyancing fee set by Coventry BS?

As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your solicitor can charge a fee for this. This fee is not set by Coventry BS but by your Carmarthen conveyancer. Plenty of firms on the Coventry BS panel will charge ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.

Can I be sure that the Carmarthen conveyancing solicitor on the Skipton panel is any good?

When it comes to conveyancing in Carmarthen obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor conducting your transaction.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Carmarthen is the location of the property. What do you suggest?

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 lender 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.

Having checked my lease I have discovered that there are only 68 years unexpired on my flat in Carmarthen. I am keen to get lease extension but my landlord is can not be found. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply 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 magistrate. However, you will be required to demonstrate that you have made all reasonable attempts to track down the landlord. In some cases an enquiry agent may be useful to try and locate and prepare a report which can be used as proof that the landlord can not be located. It is wise to seek advice from a conveyancer both on investigating the landlord’s absence and the application to the County Court overseeing Carmarthen.

I own a split level flat in Carmarthen, conveyancing formalities finalised 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Carmarthen with a long lease are worth £260,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ceases on 21st October 2093

With just 75 years left to run the likely cost is going to span between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.