Can I use your services to locate a Conveyancing solicitor in Carmarthenshire even if I’m not buying or disposing of a house, for instance where I want to acquire an office in Carmarthenshire with a mortgage from Lloyds TSB Bank?
Our comparison service is mainly utilised to locate domestic conveyancing solicitors in Carmarthenshire but we have set out at the end of this page some Carmarthenshire commercial conveyancing firms. You will need to speak with the company directly to check if they are also authorised to represent Lloyds TSB Bank
I had a mortgage agreed in principle with Virgin Money. Carmarthenshire conveyancing lawyers are instructed. How long does it take for Virgin Money to send the offer to the lawyer?
There is no definitive answer here. Have Virgin Money done the valuation? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I had an offer accepted on a property in Carmarthenshire on 19/4/2021, valuation was booked 4 days later, all came back fine. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to HSBC and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the HSBC conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
Santander have agreed my mortgage in principle, my bid on a apartment in Carmarthenshire has been agreed to, now what?
The property agent will wish to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s approved list). Call up Santander or the financial adviser and complete any appropriate paperwork. Santander will appoint a valuer who will get in touch with the selling agent or seller to book an appointment. Once conducted (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Santander will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Carmarthenshire.
I need to instruct a conveyancing lawyer in Carmarthenshire for my home move. Can I check a solicitor's complaints history with the profession’s regulator?
You can find documented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator could monitor call for training requirements.
I am employed by a busy estate agency in Carmarthenshire where we see a few leasehold sales jeopardised due to short leases. I have been given inconsistent advice from local Carmarthenshire conveyancing firms. Can you clarify whether the owner of a flat can start the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Carmarthenshire Leasehold Conveyancing - Sample of Questions you should consider Prior to buying
The prefered form of lease arrangement is if the freehold interest is owned by the leaseholders. In this scenario the tenants enjoy control and even though a managing agent is often retained if it is bigger than a house conversion, the managing agent is directed by the tenants. Generally speaking the cost for major works are not incorporated into the maintenance charges, albeit that a few managing agents in Carmarthenshire ask tenants to pay into a sinking fund created for the specific intention of building a fund for major repairs or maintenance.
My fiance and I are purchasing a four bedroom maisonettein Carmarthenshire with a mortgage from a mortgage company. We would like to retain our solicitor in Carmarthenshire yet our lender inform us now that he's not on their "panel". We have to appoint one of the our lender panel solicitors or stay with our Carmarthenshire solicitor and incur the extra legals for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The bank mortgage issued is subject to its terms and conditions, one of which will be that solicitors will on the lender's conveyancing panel. Until recently, most lenders had open panels, including most conveyancing solicitors in Carmarthenshire : 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your lender.