Having been referred to your company we were going to go ahead with a conveyancing solicitor in Swansea East endorsed on your site but have come across alternative estimates on the internet look less pricey – how come?

You can find plenty of conveyancing organisations promoting pretending to offer £99 conveyancing, but additionalcosts end up with the completion invoice being inflated. Conveyancers are obliged to make sure that costs listed in terms and conditions should be equitable and be applied The law firms that we list for conveyancing in Swansea East clearly state all charges for the property you plan topurchase.

Can you clarify what the consequences are if my lawyer’s firm is expelled from the Conveyancing panel ahead of completing my conveyancing in Swansea East?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

Me and my brother have a renovated Victorian property in Swansea East. Conveyancing practitioner represented me and . I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Swansea East and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing solicitor who conducted the conveyancing.

I am purchasing my first flat in Swansea East benefiting from help to buy. The sellers would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not inform my solicitor about the side-deal as it could adversely affect my loan with . Do I keep my lawyer in the dark?.

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.

There are only Fifty years left on my flat in Swansea East. I am keen to get lease extension but my freeholder is missing. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to prove that you have done all that could be expected to find the landlord. For most situations a specialist would be useful to carry out a search and prepare an expert document which can be used as evidence that the landlord is indeed missing. It is wise to seek advice from a solicitor both on devolving into the landlord’s absence and the vesting order request to the County Court overseeing Swansea East.

Swansea East Leasehold Conveyancing - A selection of Questions you should ask Prior to buying

Are there any major works on the horizon that could increase the service charges? The answer will be important as a) areas may result in problems for the block as the communal areas may start to deteriorate where maintenance are not paid for b) if the leasehold owners have a dispute with the managing agents you will wish to have complete disclosure Best to be warned if a new roof is being installed or some other major work is due in the near future to be shared by the tenants and could well dramatically increase the the service fees or require a one off payment.