My wife and I purchasing a 3 bedroom semi in Whitland. We would like to carry out a loft conversion at the house.Will legal investigations on the property include checks to ascertain if these alterations are permitted?

Your conveyancer will review the registered title as conveyancing in Whitland can on occasion identify restrictions in the title documents which prohibit certain works or need the consent of another owner. Some extensions need local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.

I have been advised by my conveyancer that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Whitland?

The appropriate level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between and . Conveyancing solicitors as opposed to members of the public take out such insurances.

It is not clear whether my lender requires a lease extension. I have called my Whitland building society branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Whitland conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they would not lend in accordance with their published requirements. I have no idea who is right.

As long as the is on the bank approved list, they must follow the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

My partner and I are downsizing from our house in Whitland and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the buyers are using an internet conveyancing practice as opposed to a conveyancing solicitor in Whitland. Having lived in Whitland for 4 years we know of no issue. Do we get in touch with our local Authority to get confirmation that there is no issue.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of 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 life insurance to cover that same ailment)

I am buying a new build house in Whitland with the aid of help to buy. The builders refused to move on the amount so I negotiated 6k of extras instead. The sale representative told me not disclose to my conveyancer about this deal as it could impact my loan with . Should I keep quiet?.

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.

My wife and I purchased a leasehold flat in Whitland. Conveyancing and mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Whitland who acted for me is not around. Any advice?

The first thing you should do is make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Whitland conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I acquired a ground floor flat in Whitland, conveyancing was carried out in 1995. 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 Whitland with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 levied per year. The lease comes to an end on 21st October 50

With only 50 years left to run the likely cost is going to be between £36,100 and £41,800 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.

Me and mypartner and I are searching for an affordable conveyancing lawyer in Whitland to help me sell my apartment. I am aware of the possibility of getting ripped off but with various Whitland conveyancing solicitors to choose from...how do I know which one is best to appoint?

Where you have never instructed a before, a trustworthy recommendation through relatives or friends is a great place to start and is often the best barometer of quality. Alternatively, take a look at the client references presented on your solicitor’s website or use our search facility to select a conveyancing solicitor in Whitland.