Various web forums that I have visited warn that are the number one cause of hinderance in Carmarthenshire house deals. Is this right?

The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Local searches are not likely to be the root cause of slowing down conveyancing in Carmarthenshire.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one round the corner in Carmarthenshire I like with open areas and transport links in the vicinity, however it only has 52 remaining years left on the lease. There is not much else in Carmarthenshire in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

If you require a home loan that many years will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.

Taking into account that I will soon spend over three hundred thousand on a garden flat in Carmarthenshire I would like to have a conversation with the solicitor concerning thehouse move prior to instructing the firm. Is this something that you can arrange?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor due to be carrying out your property ownership legalities in Carmarthenshire.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The solicitors that we put you in touch with believe that the fees you are provided with for residential conveyancing in Carmarthenshire should be the amount on the final invoice that you end up paying.

I would like to let out my leasehold flat in Carmarthenshire. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

Notwithstanding that your previous Carmarthenshire conveyancing lawyer is no longer available you can review your lease to check if it allows you to sublet the property. The rule is that if the lease is non-specific, subletting is permitted. Quite often there is a prerequisite that you are obliged to seek permission from your landlord or other appropriate person prior to subletting. The net result is you not allowed to sublet without first obtaining consent. The consent must not not be unreasonably withheld. If the lease does not allow you to sublet you should ask your landlord for their consent.

I own a split level flat in Carmarthenshire, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Carmarthenshire with over 90 years remaining are worth £196,000. The ground rent is £45 levied per year. The lease comes to an end on 21st October 2089

With just 64 years left to run the likely cost is going to span between £15,200 and £17,600 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.

Midway through the sale of a leasehold flat in Carmarthenshire. Conveyancing solicitors are doing their job but we are being charged a fortune from the managing agents. So far we have issued a cheque for £237 for a leasehold management pack and then a further £200 plus VAT for additional questions supplied by the buyers conveyancer.

Neither you or your solicitor will have any sway over the level of the bill for this information but the average costs for the information for Carmarthenshire leasehold property is £350. When it comes to Carmarthenshire conveyancing deals it is conventional for the owner to cover the charges. The freeholder or their agents are not duty bound to answer these questions most will agree to do so - albeit often at exorbitant prices disproportionate to the work involved. Unfortunately there is no legislation that requires fixed charges for administrative tasks. Neither is there any prescriptive time frame by which they are obliged to issue the information.