All was ready to complete my purchase in Carmarthen next Tuesday. My property lawyer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What risks does the lender expect the insurance to cover?

All property lawyers on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These requirements are not limited to conveyancing in Carmarthen.

I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Carmarthen. My lender is Accord Mortgages

Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 5/3/2025, the requirements read as follows :

Due to the input of my in-laws I had a survey completed on a property in Carmarthen in advance of appointing solicitors. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some mortgage companies tend not give a mortgage on this type of premises.

It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. Should you wish to telephone us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Carmarthen. Conveyancing will be smoother if you use a solicitor in Carmarthen especially if they are acquainted with such properties in Carmarthen.

We expect to complete our sale of a £450,000 flat in Carmarthen next week. The landlords agents has quoted £420 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Carmarthen?

Carmarthen conveyancing on leasehold maisonettes more often than not involves the purchaser’s lawyer submitting enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to such questions most will be content to assist. They may levy a reasonable administration fee for responding to questions or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is £350, in some cases it is above £800. The administration charge demanded by the landlord must be sent together with a summary of entitlements and obligations in relation to administration charges, otherwise the charge is technically not due. In reality you have little option but to pay whatever is demanded if you want to exchange contracts with the buyer.

Carmarthen Leasehold Conveyancing - A selection of Queries before Purchasing

What is the length of the lease? What prohibitions exist in the Carmarthen Lease? On the whole the outlay for major works tend not to be included within service charges, although there some managing agents in Carmarthen obliged leasehold owners to contribute towards a sinking fund and this is used to offset against major repairs or maintenance.

My folks cant seem to find their Carmarthen property on the HM Land Registry site. They have a vague memory sixty years ago when they bought the bungalow there were complications concerning the post code not being recognised in some systems.

Almost all residences in Carmarthen should be revealed. Have you attempted a search to simply the postcode. Usually it will identify all the properties within that postcode. Where recorded it will show up with a title number. If they bought fifty years ago it's conceivable it may be not yet registered. The address could still be revealed but with the title number identified as 'na'. In this scenario you will need to track down the original title documentation which could be with your parent’s bank.