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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.
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My financial adviser has asked me for my lawyer’ panel member for the Swansea Building Society conveyancing panel. How do I find this out. I have contacted my local Swansea Building Society office but they have not responded to me.
the sensible thing to do is ask for this information from your solicitor. They should have a central record lender panel numbers including the Swansea Building Society panel reference.
My solicitor has spotted a discrepancy when comparing the information in Swansea Building Society’s valuation survey and what is revealed within the conveyancing documents. My solicitor informs me that as he is on the Swansea Building Society conveyancing panel he is duty bound to check that the lender is OK with this discrepancy and is content go ahead. Is my conveyancer’s course or action correct?
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) which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Your search tool is useful but there are many lawyers listed near Newcastle on the Swansea Building Society conveyancing panel. Can you recommend a specific firm on the Swansea Building Society approved panel?
We do not recommend specific firms as the right firm for you depends on where your priorities lie. For example you may require a local firm with local knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the firms listed to gain comfort as to which one is right for you..
My uncle passed away 10 months ago and as sole heir and executor was left the house. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Swansea Building Society , pay off the mortgage etc. Is this possible?
If you intend to re-mortgage then Swansea Building Society will insist on your using a conveyancer on the Swansea Building Society conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Swansea Building Society conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Swansea Building Society mortgage is registered as a charge at the Land Registry.
We are getting a further advance on our mortgage from Swansea Building Society as we wish to carry out alterations or improvements our home. Do we need to appoint a solicitor on the Swansea Building Society conveyancing panel to deal with the paperwork?
Swansea Building Society would not normally appoint firms on their approved list of lawyers to deal with such a matter. If they did require any legal work then you would need to ensure that such a lawyer was on the Swansea Building Society panel
I have today made my last payment due on mortgage with Swansea Building Society. I assume I don't need a solicitor on the Swansea Building Society panel to remove the mortgage at the Land Registry. Please confirm
If you have finished paying off your Swansea 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 Swansea Building Society mortgage from the register. Swansea 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:
but are not moving to another property
where the Swansea Building Society has sent the Land Registry the discharge electronically, and
the Swansea Building Society has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Swansea Building Society mortgage has been paid off.
I can not work out if my mortgage offer requires a lease extension . I have telephoned 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. Who do I believe?
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.