I can't travel far from Lampeter. Please clarify why all Lampeter conveyancing practitioners are not on all mortgage company panels?

Lenders ordinarily restrict either the type or volume of conveyancing firms on their panel. Typical examples of such criteria being that a practice needs to have at least two partners. As well as restricting the nature of firm, some lenders made a decision to reduce the number of organisations they allow to represent them. You should note that lenders have no liability for the standard of service supplied by any Lampeter property lawyer on their approved list. Property fraud was the key driver in the rationalisation of solicitor panels in the last decade notwithstanding that there are opposing thoughts about the extent of solicitor involvement in some of that fraud. Statistics from HMLR reveal that thousands of law firms only carry out one or two conveyances a year. Those advocating conveyancing panel consolidation ask why conveyancing firms deserve the right to be on a bank panel when clearly conveyancing is not their speciality?

It is a dozen years since I acquired my home in Lampeter. Conveyancing solicitors have recently been retained on the sale but I can't find my title deeds. Is this a major issue?

You need not be too concerned. Firstly there is a possibility that the deeds will be kept by the lender or they could be in the possession of the solicitor who acted in your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Lampeter relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.

I have recentlydiscovered that Stirling Law have been shut down. They carried out my conveyancing in Lampeter for a purchase of a freehold house 9 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?

The easiest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Lampeter conveyancing specialists.

My father has recommend that I instruct his conveyancers in Lampeter. Should I use them?

No doubt the best way to select a conveyancing solicitor is to seek referrals from friends or family who have previously instructed the firm you're are thinking of instructing.

What are your top tips when it comes to choosing a Lampeter conveyancing practice to deal with our lease extension?

If you are instructing a solicitor for lease extension works (regardless if they are a Lampeter conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with several 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 might be useful:

If the firm is not ALEP accredited then what is the reason?

I bought a garden flat in Lampeter, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Lampeter with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease finishes on 21st October 2086

With just 62 years remaining on your lease we estimate the price of your lease extension to range between £17,100 and £19,800 as well as legals.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.