The Swansea conveyancing firm handling our Swansea conveyancing has identified an inconsistency between the surveyor’s assumptions in the valuation survey and what is revealed within the legal papers for the property. My solicitor informs me that he is obliged to check that the lender is happy with this discrepancy and is still content to lend. Is my lawyer’s stance legitimate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions 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 you.
We are planning to acquire a flat and need a conveyancing solicitor in Swansea who is on the HSBC conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for HSBC . We don't recommend any particular firms conducting conveyancing in Swansea.
The Swansea conveyancing lawyers that just started acting on my house acquisition in Swansea have suddenly shut down. They were on acting for me because I needed a lawyer on the Virgin Money conveyancing panel and my previous Swansea lawyer was not. I cut them a cheque for £250 in advance. What do I do now?
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 Virgin Money 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 may be able to assist.
I have been told that property searches are the number one reason for hinderance in Swansea house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of slowing down conveyancing in Swansea.
Due to the encouragement of my in-laws I had a survey completed on a property in Swansea before instructing solicitors. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some lenders will refuse to grant a mortgage on such a property.
It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. If you contact us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Swansea. Conveyancing may be slightly more expensive based on your lender's requirements.
I am looking for a conveyancing lawyer in Swansea for my house move. Can I check a firm’s record with the legal regulator?
Anyone can see presented Solicitor Regulator Association (SRA) determinations resulting from investigations started on or after Jan 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator could recorded telephone calls for training requirements.