Our conveyancer has identified a a problem with the lease for the apartment we are purchasing in Swansea City. The seller’s lawyers have put forward title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancing practitioner has advised that he must ensure that the lender is happy with this solution. Who is the client here, us or the bank?

Notwithstanding that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the lender are the client. The appropriate lender requirements must be adhered to.

What is the first thing I need to know about purchase conveyancing in Swansea City?

You may not hear this from too many lawyers but conveyancing in Swansea City or throughout Swansea is often a confrontational experience. In other words, when it comes to conveyancing there exists lots of room for confrontation between you and other parties involved in the legal transfer of property. For instance, the seller, property agent and on occasion a lender. Appointing a law firm for your conveyancing in Swansea City should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the transaction whose interest is to act in your best interests and to protect you.

We are witnessing a distinct increase in the "blame" culture- someone must be blamed for the process taking so long. We recommend that you should always trust your lawyer ahead of the other players when it comes to the legal transfer of property.

As co-executor for the estate of my aunt I am disposing of a house in Monmouth but reside in Swansea City. My conveyancer (based 235 kilometers awayneeds me to sign a stat dec ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Swansea City to attest and place their company stamp on the document?

strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are located in Swansea City

Do you have any advice for leasehold conveyancing in Swansea City from the perspective of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Swansea City can be bypassed if you get in touch lawyers the minute your agents start marketing the property and ask them to put together the leasehold information needed by the purchasers’ solicitors.
If you have carried out any alterations to the property would they have required Landlord’s permission? In particular have you installed wooden flooring? Swansea City leases often stipulate that internal structural alterations or laying down wooden flooring calls for a licence issued by the Landlord consenting to such alterations. Where you dont have the consents in place do not contact the landlord without contacting your lawyer in the first instance. If there is a history of any disputes with your landlord or managing agents it is essential that these are settled prior to the flat being put on the market. The buyers and their solicitors will be nervous about purchasing a flat where a dispute is unsettled. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to reveal the dispute as historic as opposed to ongoing. The majority of freeholders or managing agents in Swansea City charge for providing management packs for a leasehold premises. You or your lawyers should discover the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Swansea City.

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

The answer will be important as a) areas can cause problems for the block as the communal areas may begin to deteriorate where services are not paid for b) if the leasehold owners have a dispute with the managing agents you will wish to know about it Is anyone aware of any major works in the near future that could add a premium to the service charges?

It has taken forever and a day but a mortgage offer from a bank for the remortgage of my 4 bedroom maisonette is to be issued imminently. Can you recommend an efficient remortgage conveyancing law firm in Swansea City ?

You are on the wrong site if you are in need of the lowest fares for conveyancing in Swansea City. Our goal is to offer value for money conveyancing but our intention is not to advertise as being the cheapest. Resist the temptation to appoint brokers offering £99 conveyancing in Swansea City.In your best case scenario, in opting for cheap conveyancing, you will get what you pay for and at worst you will end up paying a lot in extras and still not receive the service required.