When will exchange of contracts happen for residential conveyancing in Swansea and am I required to be at the solicitors office?
Where you are near to our conveyancing solicitors in Swansea you are invited in to sign documents. However, the lender approved solicitors we recommend provide a national conveyancing service and give just as detailed and professional a job for you when communicating with you electronically. The executing of the contract is not when everything is set in stone. Signing on the dotted line is necessary for the solicitor to exchange contracts when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Swansea)to be in the office at the appropriate time.
My uncle passed away 10 months ago and as sole heir and executor I was left the house in Swansea. The house had a small mortgage remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this possible?
Where you plan to refinance then Co-operative will require that you use a conveyancer on the Co-operative 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 Co-operative 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 Co-operative mortgage is registered as a charge at the Land Registry.
Can you help - my lawyer says that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Swansea?
The appropriate level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and Skipton Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
We are getting a further advance on our mortgage from Skipton as we want to conduct renovations to our property in Swansea. Are we obliged to select a high street Swansea solicitor on the Skipton conveyancing panel to deal with the legals?
Skipton don't usually instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton list.
We expect to receive a OIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Swansea solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?
You will need to appoint Swansea solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
I am downsizing from my property. My former conveyancers have shut. It would be helpful to have a recommendation of a conveyancing firm. Im based in Swansea if that affects matters.
Do use our search tool to help you choose a solicitor for your conveyancing in Swansea. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.
My cousin has recommend that I appoint his conveyancers in Swansea. Should I choose my own property lawyer?
There are no two ways about it the best way to choose a conveyancing solicitor is to have referrals from friends or relatives who have previously instructed the firm that you are considering.
I've recently bought a leasehold flat in Swansea. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a garden flat in Swansea, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Swansea with over 90 years remaining are worth £265,000. The ground rent is £50 per annum. The lease expires on 21st October 2102
With just 76 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.