I have given 8 weeks notice to my existing landlord and have to leave my let out property in Mumbles by the end of next month. Conveyancing for my house purchase is progressing. Is it possible to complete in a couple of weeks as don't want to have to find temporary accommodation?

The normal practice is not to provide notice for your lease until you have exchanged. Assuming that you have not previously done so, speak to your conveyancer and ask them to they apply pressure on the owners solicitors, try to get a realistic time scale from them that everyone will look towards

Why do I have to pay up front for conveyancing in Mumbles?

Where you are retaining lawyers for conveyancing in Mumbles your lawyer will ask you place them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any deposit is payable against the total price then this will be needed immediately in advance of contracts are exchanged. The final balance that is needed should be transferred a couple of days prior to the day of completion.

We are getting a further advance on our home loan from as we intend to carry out renovations to our house in Mumbles. Are we obliged to select a local Mumbles solicitor on the conveyancing panel to handle the paperwork?

don't usually appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the list.

The formalities of my purchase has taken place for my property in Mumbles. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I was told four weeks ago that my mortgage has been agreed to by . Is it usual for to only issue the offer once my solicitor in Mumbles is approved on their conveyancing panel? have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Mumbles is the location of the property. Is there any advice you can impart?

Flying freeholds in Mumbles are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Mumbles you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mumbles may decide 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 residence.

Leasehold Conveyancing in Mumbles - Examples of Queries Prior to buying

How is the lease structured? Many Mumbles leasehold properties will be liable to pay a service bill for maintenance of the block levied by the management company. If you acquire the apartment you will have to meet this liability, normally in instalments accross the year. This could be anything from a couple of hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a rentcharge to be met yearly, this is usually not a exorbitant figure, say approximately £25-£75 but you need to check as on occasion it could be prohibitively expensive. If a Mumbles lease has no more than 80 years it will impact the salability of the apartment. It is worth checking with your lender that they are content with residual term of the lease. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease at some point and you need to have some idea of what this would cost. For most Mumbleslease extensions you would need to own the property for two years in order to be eligible to extend the lease.