I am expecting a offer of a home loan from Lloyds. My intention is to use a Licensed Conveyancer in Carmarthen. Does the Lloyds Solicitor panel exclude Licensed Conveyancers?

The Lloyds approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

Can you explain why leasehold purchase conveyancing in Carmarthen is more expensive?

The conveyancing fees on a leasehold property in Carmarthen is inevitably more expensive when contrasted to a freehold property. This is due to the supplemental work required in communicating with the landlord and managing agents to obtain information concerning whether the rent and service charges have been discharged and whether there are any large sums expected to be spent in the near future on repairs or maintenance of the block.

It has been three months since my purchase conveyancing in Carmarthen concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am purchasing my first flat in Carmarthen with a loan from Bank of Ireland. The sellers would not budge the price so I negotiated 6k of additionals instead. The sale representative advised me not to tell my solicitor about this side-deal as it will put at risk my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

As co-executor for the will of my father I am disposing of a residence in Neath but I am based in Carmarthen. My lawyer (based 260 kilometers from mehas requested that I sign a stat dec ahead of completion. Can you recommend a conveyancing solicitor in Carmarthen who can witness and place their company stamp on the document?

Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are based in Carmarthen