The Swansea conveyancing firm handling our Swansea conveyancing has identified an inconsistency between the information in the valuation survey and what is revealed within the legal papers for the property. My lawyer says that he is duty bound to check that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s course or action legitimate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook specifications 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.
I am aiming to move home in August. Does my conveyancing solicitor call the removal company on the day of completion. As an aside, can you suggest a removal company in Swansea. Conveyancing solicitor was chosen before I stumbled across this site.
On the day of completion you can collect the house keys from the estate agent however this should only be done when the previous owners conveyancers confirm to the agent that they have the completion monies and the keys can be released. Subsequently you will need to advise the removal company that they can start moving you in. We are not in a position to recommend a specific removal company but can assist you in locating a conveyancing in Swansea or a lawyer with expertise in conveyancing in Swansea.
Can you help - my lawyer says that breach of easement insurance is needed on my purchase. What is the level of cover for Swansea conveyancing?
The right level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and Barnsley Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
I am selling my house. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Barclays are being a right pain. The Swansea solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I purchased a terraced Georgian house in Swansea. Conveyancing lawyer acted for me and Skipton Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Swansea and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing solicitor who carried out the work.
How does conveyancing in Swansea differ for newly converted properties?
Most buyers of new build premises in Swansea come to us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Swansea usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Swansea or who has acted in the same development.
Do I need to be concerned that estate agents that I am dealing with are suggesting a web based conveyancing firm as opposed to a local Swansea conveyancing company?
As is the case with many service providers, often referrals from family and friends can be worth their weight in gold. Nevertheless there are lots of players in a conveyancing matter; estate agents, mortgage brokers and mortgage companies may put forward lawyers to appoint. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but occasionally there may be a commercial relationship behind the endorsement. You have the right to select your preferred conveyancer. However, bear in mind that most mortgage providers have an approved list of law firms you have to use for the lender related work in your house move.
Should I use a Swansea conveyancing lawyer based in the vicinity that I am hoping to buy? I have an old university friend who can perform the conveyancing but her office is approximately 350miles away.
The benefit of a high street Swansea conveyancing firm is that you can attend the office to execute documents, deliver your ID and apply pressure on them if necessary. Having local Swansea know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and they were impressed that should trump using an unfamiliar Swansea conveyancing lawyer just because they are based in the area.