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Ready to buy a new home? Failing to check that a lawyer is on the Swansea BS list of approved solicitors can put your transaction at risk of delay or failure.

Find an Approved Solicitor on the Swansea Building Society Conveyancing Panel

Q and A’s regarding the Swansea Building Society Conveyancing Panel

I have been advised by my broker that I have to pay Swansea Building Society fees if I use my own solicitor. How efficient are the Swansea Building Society conveyancing panel solicitors? I dont care which law firm I use provided that they are good and reasonably priced. Are there any Swansea Building Society conveyancers you'd recommend?
Swansea Building Society’s conveyancing panel is substantial so your best bet is just to check with the firms you are getting quotes from whether they are on it. You can search by postcode on the search tool on this site to find solicitors that Swansea Building Society will allow to act for them.
I am buying a newly constructed apartment and my solicitor is advising me that she has to reveal incentives from the developer as her practice is on the Swansea Building Society conveyancing panel. I am on a tight deadline to sign contracts and my preference is not to prolong deal. Can I insist on an exchange regardless of what my lawyer says about being on the Swansea Building Society panel?
You should not exchange unless you have advised to do so by your lawyer. A precondition to being on the Swansea Building Society approved panel is to comply with the CML Handbook requirements (last updated for this lender on Swansea Building Society). The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I see that you have a post code search directory identifying solicitors on the Swansea Building Society conveyancing panel. Do firms pay you a commission if I retain them for my conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the Swansea Building Society conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint.
The solicitors that I recently instructed on my house acquisition in London has suddenly shut down. I only went with them because I needed a lawyer on the Swansea Building Society conveyancing panel and my family lawyer was not. I gave my credit card details for them to take £175 for searches. What should be my next steps?
If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Swansea Building Society conveyancing panel and notify the lender. If you have paid over any money it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help
We have agreed to purchase a house.One unusual aspect is that the roof has a solar panel. Swansea Building Society 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 you are obtaining a mortgage with Swansea Building Society your lawyer must to check the Swansea Building Society conveyancing instructions contained in the Part of CML Handbook for Swansea Building Society . The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to Swansea Building Society where a lease does not meet these requirements. The requirements relate to the installation of panels on properties in England and Wales. The CML are developing guidance for Northern Ireland and Scotland.
I can not work out if my mortgage offer requires a lease extension . I have called Swansea Building Society on various occasions and was told they are content with the situation and they would lend. My solicitor - who is on the Swansea Building Society conveyancing panel- telephoned and was told not they would not lend in accordance with their CML Handbook minimum lease term requirements. I simply dont know who is right
Your lawyer has to follow the CML Handbook Part 2 requirements for Swansea Building Society. Unless your lawyer obtains specific confirmation in writing that Swansea Building Society will go ahead your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask Swansea Building Society to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.
After much negotiation I have agreed a price on an apartment. My mortgage broker suggested a solicitor I paid an upfront payment of 175. Soon after the conveyancers contacted me sheepishly admitting that they were not on the Swansea Building Society 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 Swansea Building Society 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.