Can I use your services to recommend a Conveyancing solicitor in Swansea even if I’m not purchasing or disposing of a house, for instance where I want to acquire an office in Swansea with a loan from Lloyds TSB Bank?
Our search tool is mainly utilised to find domestic conveyancing solicitors in Swansea but we have recorded towards the end of this page a few Swansea commercial conveyancing firms. You will need to enquire with the solicitors directly to establish if they are also authorised to represent Lloyds TSB Bank
We wanted to use a conveyancing solicitor in Swansea for our home move. Our broker has since notified us that our mortgage company Santander won't deal with them. Why is this not regarded as unduly restrictive?
Banks ordinarily imposes restrictions either the type or the amount of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that a firm must not be a sole practitioner. As well as restricting the profile of firm, a few banks have limited the amount of solicitor practices they allow to represent them. Be aware that Santander have no responsibility for the quality of advice provided by any member of Santander Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels a few years ago even though there are differing opinions about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms, including some in or near Swansea only conduct one or two conveyances a year.
Despite weeks of looking the Title Certificate and documents to our home are lost. The conveyancers who dealt with the conveyancing in Swansea 4 years ago have long since closed. What are my options?
Nowadays there are copies made of almost everything, and your lawyer will be aware exactly where to locate all the appropriate documentation so you may buy or dispose of your property without any difficulty. If copies can’t be located, your lawyer may be able to put in place insurance or indemnities protecting you against future claims on your property.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Swansea is the location of the property. Can you offer any advice?
Flying freeholds in Swansea are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Swansea you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Swansea 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 premises.
I am tempted by the attractive purchase price for a two flats in Swansea both have about 50 years unexpired on the lease term. should I be concerned?
There are no two ways about it. A leasehold apartment in Swansea is a deteriorating asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it reduces the marketability of the premises. The majority of buyers and lenders, leases with under eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Swansea conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I invested in buying a basement flat in Swansea, conveyancing having been completed 3 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Swansea with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 levied per year. The lease runs out on 21st October 2092
With 74 years remaining on your lease we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.