Willappointing a Lampeter conveyancing solicitor make the ownership transfer easier?

Established third party relationships are another important factor to consider when choosing conveyancing lawyers. Lampeter law firms often have connections with lenders and Lampeter, local authorities, surveyors and other law firms meaning you will move in shortest possible time. Possessing specialist intelligence of the local area is also a plus .

As someone with no idea as to conveyancing in Lampeter what is the number one tip you can impart for the legal transfer of property in Lampeter

You may not hear this from too many lawyers but conveyancing in Lampeter and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is lots of opportunity for conflict between you and other parties involved in the ownership transfer. For example, the vendor, property agent and even potentially a mortgage company. Choosing a lawyer for your conveyancing in Lampeter an important selection as your conveyancer is your adviser, and is the ONE party in the process whose responsibility is to act in your legal interests and to keep you safe.

There is a worrying increase of a "blame" culture- someone must be at fault for the process taking so long. You must always trust your lawyer above the other players when it comes to the legal transfer of property.

I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Lampeter conveyancer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Leeds Building Society has sent the Land Registry the discharge electronically, and
3. Leeds Building Society has instructed the Land Registry to do so

I have decided to exercise my right to buy my property in Lampeter off the council. I have a mortgage agreed with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.

I am selling my house. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Co-operative are being problematic. The Lampeter solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?

It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

We're FTB’s - had an offer accepted, yet the selling agent advised that the seller will only go ahead if we instruct the agent's recommended lawyers as they need a ‘quick sale’. Our preferred option is to instruct a local conveyancer who is accustomed to conveyancing in Lampeter

We suspect that the seller is not behind this request. If they desire ‘a quick sale', taking such a hostile approach to a motivated buyer is is going to put the whole deal at risk. Speak to the owners direct and make the point that (a)you are motivated buyers (b)you are ready to go, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you are going to instruct your preferred Lampeter conveyancing solicitors - as opposed tothe ones that will give the negotiator at the agency a commission or meet his conveyancing targets demanded by senior management.

Can you offer any advice when it comes to choosing a Lampeter conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a solicitor for lease extension works (regardless if they are a Lampeter conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Lampeter conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:

How many lease extensions have they carried out in Lampeter in the last twenty four months? What are the charges for lease extension work?

I am the registered owner of a garden flat in Lampeter, conveyancing formalities finalised 6 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Lampeter with a long lease are worth £211,000. The ground rent is £45 levied per year. The lease terminates on 21st October 2092

You have 67 years left to run the likely cost is going to range between £10,500 and £12,000 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns 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 without first seeking the advice of a professional.