In the event thatI were to buy a straightforward propertyin Carmarthen for cash and dispense with a survey and no local authority searches how much would I expect to have to pay for conveyancing in Carmarthen?
The sole saving you would achieve is the Carmarthen conveyancing searches. Your lawyer is obliged to do the vast majority of work - money laundering, correspond with your sellers solicitor, SDLT return, register the property etc. A marginal saving might be made by not needing to register a mortgage but it won't be meaningful.
Completion of my remortgage has taken place for my property in Carmarthen. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
It is unclear whether my bank requires a lease extension. I have called into my local Carmarthen building society branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Carmarthen conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
The lawyer has to comply with the Council of Mortgage Lenders’ Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
After much negotiation I have agreed a price on an apartment in Carmarthen. My financial adviser pressured me to appoint their solicitor. I paid an upfront payment of £175. A couple of days later, the conveyancing practitioner contacted me to say that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
What will a local search inform me regarding the house I am buying in Carmarthen?
Carmarthen conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for example Onsearch The local search is essential in every Carmarthen conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search will provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
Should I instruct a Carmarthen conveyancing practitioner who is local to the property I am buying? An old friend can execute the legal work but her office is 400kilometers away.
The primary upside of using a local Carmarthen conveyancing practice is that you can attend the office to sign documents, deliver your ID and apply pressure on them if necessary. Having local Carmarthen know how is a benefit. However it's more important to get someone that will do a good and efficient job. If other friends have used your friend and they were happy that must trump using an unfamiliar Carmarthen conveyancing solicitor solely due to them being local.
My lawyers in Carmarthen have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the mortgage company. Is it case that being on the bank conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.