My partner’s step-father is a conveyancing practitioner. I anticipate that I'll be able to get preferential fee for conveyancing, However if that does not come materialise, what kind of fees should I be expecting for conveyancing in Llanelli?

It’s sensible to seek 3 or more like-for-like conveyancing estimates. Do use our comparison tool on this site. Whilst charges do contrast greatly but the service one can expect are distinct between conveyancers as is true with most professions.

Should our solicitor be asking questions regarding flooding as part of the conveyancing in Llanelli.

Flooding is a growing risk for conveyancers dealing with homes in Llanelli. There are those who buy a house in Llanelli, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Solicitors are not best placed to offer advice on flood risk, however there are a numerous searches that may be initiated by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Llanelli. The standard completed inquiry forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the seller to find out if the premises has ever been flooded. In the event that the premises has been flooded in past and is not revealed by the vendor, then a purchaser could issue a legal claim for losses as a result of such an inaccurate reply. The purchaser’s conveyancers should also order an enviro search. This will higlight if there is any known flood risk. If so, more detailed inquiries will need to be carried out.

I am purchasing a new build house in Llanelli with a mortgage from The Royal Bank of Scotland. The builders refused to move on the amount so I negotiated £7000 of additionals instead. The house builders rep advised me not inform my conveyancer about this extras as it could adversely affect my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a flat up to £305k and found one close by in Llanelli I like with a park and transport links nearby, however it only has 52 years on the lease. I can't really find anything else in Llanelli suitable, so just wondered if I would be making a grave error buying a short lease?

If you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.

Am I right to be concerned that brokers that I am dealing with are suggesting a national conveyancing firm rather than a High Street Llanelli conveyancing firm?

As is the case with many service providers, often suggestions from family and friends can be extremely useful or valuable. Yet there are many parties with a keen interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies might all put forward conveyancers to appoint. On occasion the lawyers might be known to one of the organisations as experts in their field, but occasionally there exists a financial incentive behind the recommendation. You have the right to choose your own conveyancer. Don't forget that the majority of banks operate an approved list of lawyers you are obliged to use for the mortgage related work in your conveyancing.