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approved by Swansea BS
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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How does my firm apply to be on the Swansea Building Society Conveyancing Panel? How can my firm be reinstated onto the Swansea Building Society Conveyancing Panel?Find an Approved Solicitor on the Swansea Building Society Conveyancing Panel
FAQs : The Swansea Building Society Solicitor Panel
How easy is it to change a solicitor as I need to find one who is on the Swansea Building Society conveyancing panel. How easy is it to change conveyancer?
If you haven't yet instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer you're considering.
My solicitor has identified a discrepancy when comparing the information in Swansea Building Society’s valuation survey and what is in the conveyancing documents. My lawyer has advised that as he is on the Swansea Building Society conveyancing panel he must ensure that the lender is happy with this discrepancy and is still content to lend. Is my lawyer’s stance right?
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.
How do I find a local solicitor on the Swansea Building Society conveyancing panel? I have a car and am prepared to travel up to 25 miles to meet the lawyer.
You can use the find a conveyancing panel search on this page. Please choose the lender and your location and you will see a number of lawyer located nearest you. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the Swansea Building Society solicitor panel.
My uncle passed away six months ago and as sole heir and executor was left the house. The house had a small mortgage left on it of around £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.
What are the common reasons for a lender such as Swansea Building Society to withdraw a mortgage offer?
Lenders such as Swansea Building Society can withdraw their mortgage offer although this is unusual. In the unlikely event that Swansea Building Society withdraw their offer they may or may not inform you or the lawyer as to the reasons why. There are various possible reasons but here are 5 examples:
- If the financial circumstances of the borrower have changed to the detriment and the Swansea Building Society has been notified
- Where the purchase price and borrowers direct contribution differ to details on the mortgage application form completed by the borrower
- Where the sale is not at arms length for value to unconnected persons
- Where the Lender’s right to possession is fettered in some way
- If the lender reasonably suspects that the applicant, borrower, mortgagor or guarantor is involved in any criminal or fraudulent activity, including trading in illegal drugs or other substances, theft, robbery, deception or other serious offences, or if the applicant borrower, mortgagor or guarantor has a conviction for any serious criminal offence, including theft, deception, fraud, robbery or trade in illegal drugs or other substances;
I am currently in the process of buying my council flat. I have a mortgage offer with Swansea Building Society. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event if you are getting a mortgage with Swansea Building Society you will need to appoint a solicitor on the Swansea Building Society conveyancing panel.
At last I have had an offer on an apartment accepted, the seller does however have a dependent purchase. The vendors have offered on somewhere, but not been accepted yet, and have viewings of other properties booked. My conveyancing solicitor has been instructed. What should be my next step? When should I get the mortgage app going with Swansea Building Society?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then survey/valuation, conveyancing search costs, etc). First you should check that your solicitor is on the Swansea Building Society conveyancing panel. As to the next stages this very much depends on the circumstances of your case, desire for this property and on the state of the market. In a hot mortgage some buyers would pally for the mortgage with Swansea Building Society and pay for the valuation and only if it comes back ok would they pay their solicitor to press on with searches.