I can't travel far from Carmarthenshire. What is the rationale as to why all Carmarthenshire conveyancers are not on all bank panels?
Mortgage companies point to the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud every year.The removal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for lending institutions to review their conveyancing panels, which triggered a major policy change in the sector. It led to banks and building societies removing less reputable firms from their books of approved solicitors .
IfI was to acquire a simple residential propertyin Carmarthenshire for cash and have no survey and no conveyancing searches how much should I expect to to save on my conveyancing in Carmarthenshire?
The only reduction in fees you would make on is the Carmarthenshire conveyancing searches. Your property lawyer is obliged to do the vast majority of work - money laundering, communicating with your vendors conveyancing practitioner, stamp duty return, register the ownership etc. You might save a bit for them not having to register a mortgage but it won't be meaningful.
My partner and I are selling our house in Carmarthenshire and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the purchasers are using an internet conveyancing firm as opposed to a conveyancing solicitor in Carmarthenshire. We have lived in Carmarthenshire for six years we know that this is a non issue. Should we get in touch with our local Authority to get clarification need.
It would appear that you have a conveyancing firm already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I used Wolstenholmes several years ago for my conveyancing in Carmarthenshire. I now require my papers but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Carmarthenshire of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have recently realised that I have Seventy years left on my flat in Carmarthenshire. I need to extend my lease but my freeholder is absent. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to prove that you or your lawyers have used your best endeavours to find the lessor. For most situations an enquiry agent would be helpful to carry out a search and to produce a report to be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on devolving into the landlord’s disappearance and the application to the County Court overseeing Carmarthenshire.
I invested in buying a basement flat in Carmarthenshire, conveyancing formalities finalised 10 years ago. How much will my lease extension cost? Comparable flats in Carmarthenshire with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease runs out on 21st October 2089
You have 66 years remaining on your lease we estimate the premium for your lease extension to span between £11,400 and £13,200 as well as legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.