We hope to to buy with Melton Mowbray Building Society. I popped in a couple of local practices yet cant to find a Lampeter conveyancing firm on the Melton Mowbray Building Society panel. Can you help?

Feel free to take advantage of the search tool on this page. Please choose the mortgage company and type Lampeter or your preferred area and you will see a number of lawyer offices in Lampeter or nearest you.

I am currently in the process of buying my council flat in Lampeter. I have a mortgage offer with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.

I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being problematic. The Lampeter solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

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

The estate agent will want to know who your solicitors are (ensure that the lawyers are on the lender’s approved list). Telephone TSB or your financial adviser and complete any appropriate forms. TSB will sellect a valuer who will get in touch with the selling agent or seller to book a time for the valuation to take place. Once carried out (assuming no problems) it takes about a week to receive the mortgage offer. TSB will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Lampeter.

It has been 4 months following my purchase conveyancing in Lampeter took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I've recently bought a leasehold property in Lampeter. Do I have any liability for service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I am the registered owner of a split level flat in Lampeter, conveyancing formalities finalised in 1999. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Lampeter with over 90 years remaining are worth £216,000. The ground rent is £50 levied per year. The lease expires on 21st October 2094

With only 69 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

Me and my wife are about to exchange buying a house in Lampeter but as a result of wreckage from the recent storms I have agreed recompense from the seller of £2k in the form of a adjustment in the price. This was going to be addressed as part of the conveyancing process yet my mortgage company will not agree to this. Why were they informed?

Any conveyancing practitioner listed on a lender approved list is obliged to inform the mortgage company of any changes to the purchase amount. In the event that you did not allow your solicitor to report the price change to your bank then they would have to discontinue acting for you and the bank.