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Find a Swansea Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Swansea? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Swansea home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Swansea conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Swansea

I have today made my last payment due on my mortgage with Santander. I assume I don't need a Swansea conveyancing practitioner on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Santander has sent the Land Registry the discharge electronically, and
  3. Santander has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Santander mortgage has been paid off.

I have a mortgage with Leeds Building Society for my property in Swansea. Conveyancing was finalised 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Leeds Building Society?

Your original mortgage agreement with Leeds Building Society will provide that you need their approval prior to renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. It may be that Leeds Building Society will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. It should not be necessary to do this via a Leeds Building Society conveyancing panel lawyer.

Bank of Ireland have agreed my home loan in principle, my bid on a property in Swansea has been accepted, now what?

The estate agent will want to know who your solicitors are (make sure the property lawyers are on the bank’s approved list). Call up Bank of Ireland or the financial adviser and finalise any outstanding forms. Bank of Ireland will appoint a valuer who will get in touch with the selling agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Bank of Ireland will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Swansea.

I used Arc property Solicitors several years past for my conveyancing in Swansea. Now, I need the files but cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm purchasing my first flat in Swansea with the aid of help to buy. The sellers refused to reduce the amount so I negotiated 6k of additionals instead. The sale representative suggested that I not inform my conveyancer about the extras as it may impact my loan with the lender. 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.

I am looking for a ground for flat up to £195,000 and found one round the corner in Swansea I like with amenity areas and railway links in the vicinity, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in Swansea suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a mortgage that many years may be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.

I pay a service charge for my first floor flat in Swansea. Due to losing my job and other issues I fell behind with payments. I negotiated a settlement schedule but there is still two remaining to be paid.

I am under pressure to dispose of the property and I am concerned this could hold me back if I have to pay off the arrears in advance. I'd like to sell up and then repay the debt from the completion monies - is this practicable?

Your property lawyer will hopefully be in a position to negotiate with the appropriate parties, and agree with them whether or not they would accept settlement from sale proceeds. This is an example of why it might be good to appoint a solicitor in Swansea as they are likely to have an established relationship with the management company.

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