I am planning on selling our house in Llandeilo and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street Llandeilo lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a factory type conveyancing practice rather than a conveyancing solicitor in Llandeilo. Having lived in Llandeilo for 5 years we know of no issue. Should we contact our local Authority to obtain clarification need.

It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to check with 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 health insurance to cover that same sickness)

I'm buying a new build house in Llandeilo with a mortgage from Norwich and Peterborough Building Society. The developers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not to tell my solicitor about this side-deal as it may jeopardize my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Over the last few months I have been searching for a ground for flat up to £235,500 and identified one round the corner in Llandeilo I like with a park and transport links nearby, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Llandeilo for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a mortgage that many years will be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

I am using a search engine for the term on line conveyancing in Llandeilo it shows results of numerous conveyancersin the vicinity. How do I determine which is the suitable property lawyer for purchase transaction?

The ideal method of choosing the right conveyancer is through a personal testimonial, so seek the guidance of friends and family who have bought a property in Llandeilo or the respected estate agent or mortgage broker. Charges for conveyancing in Llandeilo vary, so it's advisable to secure a minimum of four quotes from different law firms. Be sure to secure confirmation that the costs are guaranteed not to increase.

Back In 2006, I bought a leasehold house in Llandeilo. Conveyancing and Barnsley Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Llandeilo who acted for me is not around. What should I do?

First 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. There is no need to instruct a Llandeilo conveyancing practitioner to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I bought a 1 bedroom flat in Llandeilo, conveyancing was carried out May 2007. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Llandeilo with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ends on 21st October 2084

You have 58 years left to run we estimate the price of your lease extension to span between £21,900 and £25,200 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.