Last April we completed a house move in Carmarthen. We have noticed several issues with the house which we believe were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been conducted as part of conveyancing in Carmarthen?

The query is vague as what problems have arisen and if they are specific to conveyancing in Carmarthen. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the process, a seller answers a questionnaire called a SPIF. If the information provided is inaccurate, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Carmarthen.

What is the difference between a licensed conveyancer and conveyancing solicitor in Carmarthen

There are many registered licenced Conveyancers in Carmarthen and Solicitor practices in Carmarthen who can assist with your conveyancing It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. They may both also deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I'm the only recipient of my late grandmother’s will and I have everything in my name alone, including the my former home in Carmarthen. Conveyancing formalities meant that the Land Registry date was in June. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership will be treated the same way as if I'd bought the property in June. Will no one buy the property for half a year?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. How sensible a view lenders take of it, depend on the lender as this obligation principally exists to capture subsales or the wholesaling and assigning of properties.

I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Carmarthen lawyer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

I have todaybecome aware that Arc property Solicitors have closed. They carried out my conveyancing in Carmarthen for a purchase of a leasehold apartment 12 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?

The quickest method to see if the premises 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 Carmarthen conveyancing specialists.

Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one round the corner in Carmarthen I like with amenity areas and station nearby, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Carmarthen for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you require a home loan the remaining unexpired lease term will be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

I'm refinancing my existing home to a buy to let mortgage with Yorkshire Building Society and I will use the ballance of the raised equity as a down payment on another property. The neighborhood we are interested in is Carmarthen. Will your lawyers be able to act for both sets of lenders and tie in the conveyances?

Make use of our comparison tool on this page to check that the lawyers are on the relevant lender panels. On the basis that they are your lawyer should be able to tie up the two transactions but you should have a chat with you conveyancer and make clear your desired outcome and needs.