We are buying a 2 bedroom apartment in Carmarthenshire with a mortgage. We like our Carmarthenshire conveyancer, however the mortgage company advise she’s not on their "panel". It appears that we have little choice but to appoint one of the bank panel solicitors or continue with our Carmarthenshire conveyancer as well as pay for one of their panel firms to represent them. We feel that this is unjust; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Carmarthenshire conveyancing lawyer to apply to be on the conveyancing panel.

About to purchase a new build apartment in Carmarthenshire. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Carmarthenshire

There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

What does commercial conveyancing in Carmarthenshire cover?

Carmarthenshire conveyancing for business premises incorporates a wide range of guidance, offered by qualified solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

I am attracted to a couple of flats in Carmarthenshire both have about fifty years unexpired on the lease term. Will this present a problem?

A lease is a right to use the premises for a period of time. As a lease shortens the saleability of the lease deteriorates and it becomes more costly to acquire a lease extension. This is why it is advisable to increase the term of the lease. More often than not it is difficult to sell a property with a short lease as mortgage companies less inclined to grant a loan on properties of this type. Lease extension can be a protracted process. We advise that you seek professional help from a conveyancer and surveyor with experience in this area.

I inherited a leasehold flat in Carmarthenshire, conveyancing having been completed October 2003. How much will my lease extension cost? Corresponding properties in Carmarthenshire with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 yearly. The lease runs out on 21st October 2092

With just 69 years left to run the likely cost is going to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.

We are expecting to complete buying a property in Carmarthenshire but as a result of wreckage from the recent storms I have agreed recompense from the vendor of five thousand pounds by way of a adjustment in the price. This was going to be addressed as part of the conveyancing process but my bank will not permit this. Why were they notified?

Any property lawyer being on the mortgage company conveyancing panel is required to disclose to the mortgage company of any changes to the sale price. In the event that you were to refuse your solicitor to notify the reduction to your bank then they would have no choice but to disinstructing themselves from representing you and the lender.