What is the difference between a licensed conveyancer and conveyancing solicitor in Swansea East

There are two types of lawyers who can perform conveyancing in Swansea East namely CLC regulated conveyancers or solicitors. Both professionals administer conveyancing services that you need to complete the disposal or acquisition of property. Both are required to handle Swansea East conveyancing on similar standards and guidelines so you can be sure that your conveyancing will be professionally carried out and that all necessary procedures will be accurately adhered to.

I am purchasing a property in Swansea East. A rare aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Bank of Ireland your lawyer must check the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Bank of Ireland where a lease does not meet these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Swansea East.

I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Swansea East conveyancing practitioner on the Leeds Building Society panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
3. Leeds Building Society has instructed the Land Registry to do so

Should commercial conveyancing searches reveal proposed roadworks that could affect a commercial site in Swansea East?

Many commercial conveyancing solicitors in Swansea East will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Swansea East. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Swansea East.

For each commercial conveyancing transaction in Swansea East it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Swansea East commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Swansea East.

It has been 3 months since my purchase conveyancing in Swansea East concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Last December I purchased a leasehold house in Swansea East. Do I have any liability for service charges for periods before my ownership?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Swansea East - Examples of Questions you should ask Prior to Purchasing

Are any of leasehold owners in dispute over their service charge liability? If a Swansea East lease has no more than 80 years it will impact the marketability of the flat. Check with your bank that they are content with the length of the lease. A short lease means that you will probably need a lease extension sooner rather than later and it is worth finding out what this will be. Remember, in most cases you would be be obliged to have owned the property for a couple of years before you are eligible to carry out a lease extension. What is the annual maintenance fee and ground rent?

I recently found out that one of the directors of the law firm acting on the purchase conveyancing in Swansea East is an aunty of the seller. Is this acceptable?

As long as no conflict arises this should be fine. Where you are obtaining a home loan then the bank may have a say as many banks have specific requirements on this. For example for RBS - Direct Line One as of 21/4/2024, the requirements read as follows :