Unfortunately I am unable to travel far from Swansea East. Can you please spell out why all Swansea East solicitors are not on all lender panels?

Lenders point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The dismissal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for lending institutions to review their conveyancing panels, which kicked off a major policy change in the sector. This led to banks and building societies removing a number of firms from their panel of approved conveyancers .

IfI were to buy a straightforward homein Swansea East for cash and have no survey and no conveyancing searches how much could I expect to to save on my conveyancing in Swansea East?

The sole saving you would achieve is the Swansea East conveyancing searches. Your conveyancing practitioner still got to do everything else - money laundering, communicating with your vendors lawyer, stamp duty return, register the property etc. A slight saving might be made by not having to register a mortgage however it will not be significant.

I completed on my home on 16 June and my personal details are still not registered. Any reason for this? My conveyancing solicitor in Swansea East expressed confidence that it would be dealt with in less than a month. Are transfers in Swansea East particularly slow to register?

As far as conveyancing in Swansea East registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can adjust subject to who lodges the application, whether there are errors and whether the Land registry have to notify any interested parties. At present approximately three quarters of such applications are completed in less than three weeks but occasionally there can be longer delays. Registration is effected after the buyer is living at the premises so 'speed' is not usually top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer can contact the land registry and explain the circumstances.

I decided to have a survey carried out on a property in Swansea East before retaining solicitors. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some lenders tend not grant a mortgage on this type of property.

It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. Should you wish to telephone us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Swansea East. Conveyancing may be slightly more expensive based on your lender's requirements.

Is it best to go with a Swansea East conveyancing solicitor based in the area that I am buying? We have a good friend who can execute the legal formalities but his firm is located over three hundred miles drive away.

The primary upside of using a high street Swansea East conveyancing practice is that you can drop in to sign paperwork, hand in your identification documents and pester them if necessary. They will also have local knowledge which is a plus. However it's more important to get someone that will do a good and efficient job. If other friends have used your friend and the majority were happy that must outweigh using an unknown Swansea East conveyancing solicitor just because they are based in the area.