I require conveyancing for a flat in a fairly new development (6 years built) in Carmarthen. The vast majority the appartments are already sold. Do I need carry out the local searches as part of conveyancing in Carmarthen?

You would be putting yourself at risk in not carrying out Carmarthen conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would seriously advise in the strongest possible terms that you have them. Where speed and expenses are top of your concerns you should discuss with your solicitor about the option of search insurance

We are planning to move house in June. Will my conveyancing solicitor update the removal company on the completion day. On a separate note, can you suggest a removal company in Carmarthen. Conveyancing firm was organised prior to coming across your page.

On the afternoon of completion you can collect the house keys from your estate agent however this should only happen when the vendors lawyers advise the agent that the monies to complete are in and the keys can be released. You should advise the removal company that they can start moving you in. We do not recommend a particular removal company but can help you choose a residential property solicitor in Carmarthen or a firm with expertise in conveyancing in Carmarthen.

My wife and I have organised the release of further monies on our home loan from Leeds Building Society as we wish to conduct a loft conversion to our house in Carmarthen. Do we need to appoint a bricks and mortar Carmarthen solicitor on the Leeds Building Society conveyancing panel to deal with the paperwork?

Leeds Building Society don't usually require a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society panel.

After shopping around on the internet I have found a Carmarthen lawyer having checked that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?

Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Carmarthen surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

About to purchase a new build apartment in Carmarthen. Conveyancing is necessary evil 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.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Carmarthen

Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

We're FTB’s - had an offer accepted, yet the agent advised that the seller will only move forward if we use their preferred conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a local conveyancer used to conveyancing in Carmarthen

It is improbable the owners are behind this. Should the vendor desire ‘a quick sale', turning down a genuine buyer is counter productive. Contact the vendors directly and make the point that (a)you are genuine purchasers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you will continue to use your preferred Carmarthen conveyancing firm - as opposed tothose that will provide the negotiator at the agency a commission or achieve conveyancing targets pre-set by HQ.

My brother-in-law has suggested I instruct a conveyancing solicitor in Carmarthen. I I would like to check if they are on the bank's approved list of lawyers. Could you help?

You should phone the lawyer and ask them if they are on the lender's approved list. Alternatively please call us and we can investigate and revert. Should the firm not be on the conveyancing panel we can certainly arrange a quality conveyancing solicitor in Carmarthen on the panel for your lender.