Having been told to check out your service we were going to use a conveyancing solicitor in Swansea City recommended on your site but stumbled across alternative fee calculations via the web seem less expensive – how come?

You can find many firms of solicitors advertising at first sight what seems to be cut price. You should think twice as to how much you respect your own move to you are willing to take 'cheap' risks over the quality of the conveyancing. Many of them highlight a bargain fee to entice you but plant supplemental costs in the small print..

I used Stirling Law several years past for my conveyancing in Swansea City. Now, I need my files however the law firm has closed. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Swansea City of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in Swansea City differ for new build properties?

Most buyers of new build property in Swansea City contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is constructed. This is because house builders in Swansea City typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Swansea City or who has acted in the same development.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a quick, no chain conveyancing. Swansea City is the location of the property. Can you offer any advice?

Flying freeholds in Swansea City are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Swansea City you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Swansea City may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Having had my offer accepted I require leasehold conveyancing in Swansea City. Before diving in I require certainty as to the number of years remaining on the lease.

If the lease is recorded at the land registry - and almost all are in Swansea City - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I inherited a basement flat in Swansea City, conveyancing having been completed September 2010. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Swansea City with a long lease are worth £181,000. The ground rent is £55 levied per year. The lease ceases on 21st October 2074

With only 50 years left to run the likely cost is going to span between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.