My partner and I are planning to buy a property in Swansea and have instructed a Swansea conveyancing practice. Within the past 48 hours our lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Barclays have this evening contacted us to inform me that there is now an issue as our Swansea lawyer is not on their approved list of lawyers. What do we do from here?
If you are buying a property with the assistance of a mortgage it is usual for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Swansea solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
There is lots of here about conveyancing in Swansea but what is your top tip for finding the right conveyancer in Swansea
Do not opt for the lowest Swansea conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
This question may be naive but I am wet behind the ears as a first time buyer of a two bedroom flat in Swansea. Do I pick up the keys to the property on the completion date from my lawyer? If this is the case, I will find a High Street conveyancing solicitor in Swansea?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the seller's solicitors, and once they have received this, you will be invited to collect the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
Is it the case that all Swansea solicitor firms on the Nottingham conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Nottingham conveyancing panel they would need to be overseen by the SRA. Many banks do list licenced conveyancers on their panel and in such a situation the organisation would be regulated by the Council of Licensed Conveyancers.
Me and my brother purchased a semi-detached Edwardian house in Swansea. Conveyancing practitioner acted for me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Swansea and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing practitioner who conducted the purchase.
Hoping to buy a property located in Swansea and I am already nervous. I couldn't find anything specific about Swansea. Conveyancing will be needed in due course but do you know about the Swansea area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Swansea. In the meantime here are some basic statistics that we found
One month into a sale of a flat in Swansea. Conveyancing lawyers are doing their job but we are being charged a fortune from the freeholder. So far we have paid £295.50 for a leasehold management pack and then another £134.40 for answers to queries raised by the purchaser's lawyer.
You will not have any say over the level of the charges for this information however the typical costs for the information for Swansea leasehold property is £395. For Swansea conveyancing sales it is customary for the seller to cover the charges. The freeholder or their agents are under no statutory obligation to address such questions although many will be content to do so - albeit often at high prices where the fees bear little relation to the work involved. Regretfully there is no law that mandates set charges for administrative tasks. There is no legal time limit by which they are required to provide answers.