Can you clarify what the consequences are if my solicitor is suspended from the TSB Solicitor panel ahead of completing my conveyancing in Llansamlet?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
My stepmother pointed out to me me that in buying a property in Llansamlet there could be various restrictions preventing external alterations to the property. Is this right?
There are anumerous of properties in Llansamlet which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Llansamlet should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My wife and I are at the point of looking at flats in Llansamlet and I am now considering a potential offer. Should I already have a solicitor appointed at this stage? I am planning to take a mortgage with Nationwide.
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 pass their details on to the EA. As you are seeking a mortgage with Nationwide, ask your prospective lawyers if they are on the Nationwide conveyancing panel otherwise they can't do the mortgage legal work.
I have decided to exercise my right to buy my property in Llansamlet off the council. I have a mortgage agreed with UBS. 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 UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
How does conveyancing in Llansamlet differ for new build properties?
Most buyers of new build residence in Llansamlet approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is finished. This is because house builders in Llansamlet typically purchase the real estate, 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 conveyancers 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 Llansamlet or who has acted in the same development.
In what way does the Landlord & Tenant Act 1954 impact my commercial premises in Llansamlet and how can you help?
The 1954 Act affords protection to commercial leaseholders, giving them the right to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Llansamlet
I have been told by various estate agents that it may take 6-8 weeks for Llansamlet conveyancing to complete.This was a month ago. The property information was only sent to my conveyancer yesterday so now does it countdown?
Do not bank on completing on a certain date until contracts are exchanged. Whatever assurances the people you are acquiring from or selling to make, or your lender gives don't rely on them. More stress is caused to buyers and sellers by unfulfilled assurances than any other factor when it comes to conveyancing in Llansamlet.