I was informed recently by my estate agent that my Swansea solicitor is not on the mortgage company Solicitor panel. How can I check?

Your first step should be to call your Swansea conveyancer. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.

I used Stirling Law several years ago for my conveyancing in Swansea. I now require my papers but the law firm has closed. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying a new build house in Swansea with a mortgage from Nationwide Building Society. The builders refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not disclose to my solicitor about the deal as it would affect my mortgage with Nationwide Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £225,000 garden flat in Swansea next week. The managing agents has quoted £372 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Swansea?

Swansea conveyancing on leasehold maisonettes normally involves the purchaser’s conveyancer sending questions for the landlord to address. Although the landlord is under no legal obligation to answer such questions the majority will be willing to do so. They are entitled to invoice a reasonable administration fee for answering enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some situations it is above £800. The administration charge levied by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration fees, otherwise the charge is not strictly payable. In reality you have no choice but to pay whatever is demanded if you want to sell the property.

Swansea Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying

The answer will be important as a) areas could cause problems for the building as the common areas may begin to deteriorate if maintenance are not paid for b) if the leaseholders have a dispute with the running of the building you will need to know about it It is important to be aware whether redecorating or some other major work is coming up that will be shared between the leaseholders and will materially increase the the service costs or result in a specific payment. Is there a share of the freehold?

I am purchasing a maisonette and cash is in place. My conveyancer has been given with 2 separate evidence of photo identification, bank statement, numerous utility bills. Now he requires a copy from a probate lawyer advising that the funds are in order and that it has come from inheritance and not via illegitimate means.

In today’s world you will not be able to complete any Swansea conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Evidence of your source of funds is required under Money Laundering laws.