We note that you have a post code search directory listing law firms on the TSB conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Swansea East?
We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Swansea East.
Can you clarify what the consequences are if my solicitor is suspended from the Nottingham Conveyancing panel ahead of completing my conveyancing in Swansea East?
First, 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.
We previously selected conveyancing lawyers locally in Swansea East on the Santander solicitor approved list. They are now charging me an additional sum for dealing with the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your property lawyer is entitled to levy a fee for this. This fee is not set by Santander but by your Swansea East conveyancing practitioner. Plenty of firms on the Santander panel will levy ’dealing with mortgage’ fee and others do not.
We have agreed to purchase a house in Swansea East. One unusual aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is HSBC your lawyer must comply with the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to HSBC where a lease does not meet these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Swansea East.
After much negotiation I have agreed a price on an apartment in Swansea East. My mortgage broker recommended their conveyancers. I paid an on account payment of £175. Shortly after, the property lawyer called me sheepishly admitting that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
A colleague recommended that where I am purchasing in Swansea East I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Swansea East conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Swansea East around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Swansea East Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Swansea East Education with plans and statistics, Local Amenities and other useful information about Swansea East.
My father-in-law has suggested that I use his conveyancers in Swansea East. Should I find my own solicitor?
No doubt the ideal way to find a conveyancing solicitor is to have recommendations from friends or relatives who have used the firm that you are contemplating using.