How up to date is your database of Carmarthen solicitors on the Bank of Ireland conveyancing panel? Do Bank of Ireland send you an updated list?

Carmarthen conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.

How can we tell if a Carmarthen conveyancing solicitor on the UBS panel is any good?

When it comes to conveyancing in Carmarthen obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your transaction.

I have decided to exercise my right to buy my property in Carmarthen off the council. I have a mortgage offer with Virgin Money. 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 Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.

TSB have agreed my mortgage in principle, my offer on a property in Carmarthen has been accepted, what are the next steps?

Your property agent will need to be informed of your conveyancer's details (be sure the conveyancing practitioners are on the lender’s panel). Telephone TSB or the financial adviser and finish off any relevant forms. TSB will sellect a valuer who will get in touch with the selling agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes on average a week to get a mortgage offer. TSB will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Carmarthen.

Should my lawyer be asking questions regarding flooding as part of the conveyancing in Carmarthen.

The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Carmarthen. Some people will buy a property in Carmarthen, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Solicitors are not qualified to impart advice on flood risk, however there are a numerous checks that may be undertaken by the purchaser or by their conveyancers which can give them a better understanding of the risks in Carmarthen. The standard information given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to determine whether the property has suffered from flooding. In the event that the property has been flooded in past and is not notified by the vendor, then a buyer may bring a claim for damages as a result of such an misleading reply. The buyer’s lawyers will also carry out an enviro report. This should reveal if there is a recorded flood risk. If so, further inquiries will need to be made.

I got the keys to my apartment on 16 January and the transaction details are still not registered. Should I be concerned? My conveyancing solicitor in Carmarthen expressed confidence that it would be recorded in a couple of weeks. Are properties in Carmarthen particularly slow to register?

As far as conveyancing in Carmarthen registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can adjust according to who lodges the application, whether there are errors and if the Land registry communicate with any third persons or bodies. Currently approximately three quarters of submission are completed within two weeks but occasionally there can be longer hold-ups. Registration is effected after the new owner is living at the property thus post completion formalities is not typically top priority but where it is urgent that the the registration takes place urgently then you or your solicitor must contact the land registry and explain the circumstances.

I need to instruct a conveyancing practitioner in Carmarthen for my house move. Is there any facility to check a firm’s record with the profession’s regulator?

Anyone can find documented Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The SRA may recorded call for training reasons.