Find a Lender-Approved Local Conveyancer in Kidwelly

Ready to buy a new home? Find a law firm approved by your lender.

Selecting the right solicitor is the most important decision when it comes to your Kidwelly conveyancing

Top 5 reasons to use our service to help you find a local conveyancing solicitor in Kidwelly

  • 1 There is a better than average chance that the other side’s solicitors are based in Kidwelly - if so sets of solicitors will be familiar
  • 2 Personal touch and pure property experience are key benefits that you should value when choosing conveyancing solicitors. Kidwelly conveyancing can become a lot more protracted due to poor communication between all the parties. The lawyers listed ensure that communication channels are open and act on arising issues and developments quickly.
  • 3 The practices identified on our web pages have a mix of conveyancing solicitors, legal executives and support staff handling over one hundred thousand cases each year.
  • 4 Low cost packages from online conveyancers might seem attractive. However, these firms are often located many miles away with limited appreciation of the factors that affect property transactions in Kidwelly
  • 5 Kidwelly conveyancer are the key to a successful Kidwelly conveyancing experience, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your conveyancing

Examples of recent conveyancing in Kidwelly since June 2021*

Recently asked questions about conveyancing in Kidwelly

As someone clueless as to the Kidwelly conveyancing process what’s your top tip you can give me for the home moving process in Kidwelly

You may not hear this from too many lawyers but conveyancing in Kidwelly and elsewhere in England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there exists lots of opportunity for confrontation between you and other parties involved in the legal transfer of property. For example, the vendor, selling agent and on occasion a lender. Choosing a law firm for your conveyancing in Kidwelly is a critical decision as your conveyancer is your adviser, and is the ONE person in the process whose responsibility is to protect your legal interests and to keep you safe.

We are witnessing a worrying emergence in the "blame" culture- someone has to be blamed for the process being so protracted. We recommend that you must always trust your solicitor above the other parties in the conveyancing process.

My wife and I are in the throws of viewing apartments in Kidwelly and I am now considering a potential offer. Should I already have a lawyer appointed at this stage? I am planning to take a mortgage with Barclays.

It would be sensible to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are taking out a mortgage with Barclays, make sure you remember to check that your lawyer is on the Barclays conveyancing panel.

Planning on purchasing a house in Kidwelly. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Kidwelly lawyer is on the Clydesdale conveyancing panel.

I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Kidwelly solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Kidwelly surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Over the last few months I have been searching for a flat up to £245,000 and identified one near me in Kidwelly I like with a park and transport links nearby, the downside is that it's only got 51 years on the lease. I can't really find anything else in Kidwelly for this price, so just wondered if I would be making a mistake buying a short lease?

Should you need a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.

Am I right to be concerned that brokers that I am dealing with are suggesting a nationwide conveyancing firm rather than a High Street Kidwelly conveyancing practice?

As is the case with many service providers, often referrals from connections can be very helpful. Nevertheless there are numerous people with a vested interest in a conveyancing matter; estate agents, financial adviser and mortgage companies may suggest solicitors to instruct. Sometimes the lawyers might be known to one of the organisations as experts in their field, but occasionally there exists a financial incentive behind the endorsement. You are free to choose your preferred conveyancer. You need to be aware that most banks operate an approved list of solicitors you must use for the mortgage aspect of your conveyancing.

Am I better off to instruct a Kidwelly conveyancing solicitor based in the area that I am purchasing? We have a good friend who can conduct the legal work however her office is 300kilometers away.

The primary upside of using a high street Kidwelly conveyancing practice is that you can visit the firm to execute documents, deliver your identification documents and pester them where appropriate. They will also have local insight which is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and they were content that should trump using an unfamiliar Kidwelly conveyancing lawyer just because they are local.

Do you have any top tips for leasehold conveyancing in Kidwelly from the point of view of saving time on the sale process?

  • A significant proportion of the delay in leasehold conveyancing in Kidwelly can be avoided if you instruct lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold information needed by the purchasers’ lawyers.
  • If you have had conflict with your landlord or managing agents it is very important that these are resolved before the property is marketed. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as over rather than unsettled. You may think that you are aware of the number of years remaining on your lease but you should verify this by asking your conveyancers. A buyer’s conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is less than 80 years. In the circumstances it is essential at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. If you are supposed to have a share in the Management Company, you should ensure that you are holding the original share certificate. Obtaining a replacement share certificate is often a time consuming formality and delays many a Kidwelly conveyancing transaction. If a new share is required, you should approach the company director and secretary or managing agents (if relevant) for this sooner rather than later. The majority of landlords or managing agents in Kidwelly charge for providing management packs for a leasehold premises. You or your lawyers should find out the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Kidwelly.

I purchased a 1 bedroom flat in Kidwelly, conveyancing having been completed in 2010. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Kidwelly with an extended lease are worth £175,000. The average or mid-range amount of ground rent is £65 levied per year. The lease finishes on 21st October 2079

With only 58 years remaining on your lease we estimate the price of your lease extension to range between £23,800 and £27,400 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.

Last updated

Typically, Kidwelly conveyancing for a sale includes some of the following tasks

  • Solicitor instructed by the vendor once the offer has been accepted
  • Investigating the title to the property
  • Preparing contract and associated documents
  • Forwarding draft papers to the solicitor retained by the purchaser
  • Negotiating contracts and replying to supplemental enquires from the buyer’s solicitor
  • Finalising the transfer deed
  • Replying to requisitions prepared by the purchaser’s solicitor
  • Carrying out the key stage of exchanging contracts and then completion formalities
  • Receiving sale proceeds and wiring funds to the vendor, the estate agent and other relevant parties (where applicable)

Transfer of Equity conveyancing in Kidwelly is a complex business, both legally and administratively. The exact order of events varies slightly, below are some of the tasks in the process:

  • Taking instructions from the appropriate parties
  • Investigating the title to the property
  • Representing mortgage company (where appropriate)
  • Agreeing the terms of the transaction
  • Drafting Transfer or approving draft Transfer
  • Agreeing adjustments to the the Transfer deed
  • Communicating with parties with regards to the Transfer
  • Agreeing and preparing for completion
  • Receiving and transferring monies to relevant parties
  • Completing and submitting to HMRC the correct Land Tax forms and payment
  • Dealing with the registration procedures for the new ownership and the home loan (if appropriate) at the Land Registry.

Kidwelly commercial property solicitors provide expert offering advice on a variety of aspects of commercial property law

    Formation of commercial management companies Sale or acquisition of commercial property investments, including at auction General advice on title or other property issues Subletting, licences and sharing occupation Extension of leases

Neighboring Locations

Ferryside
Carmarthen
Kidwelly
Llanelli
Burry Port
Reynoldston

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.