My financial adviser has asked me for my Swansea solicitor’s panel reference for the Nationwide conveyancing panel. Can you suggest how I find this out. I have e-mailed my local Swansea branch but they don't know it.
The sensible thing to do is ask for this information from your Swansea property lawyer . They retain a central record lender panel numbers.
I require conveyancing for an apartment in a relatively new development (6 years old) in Swansea. 95% of the properties have already been occupied. Do I need carry out the conveyancing searches as part of conveyancing in Swansea?
You are taking a significant risk in not carrying out Swansea conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would seriously advise in the strongest possible terms that your lawyer conducts them. Where time pressures and expenses are primary issues you should discuss with your lawyer about the options such as contingency insurance available to you
Completed the sale of my flat in Swansea last October yet the purchaser is SMS messaging daily to say her solicitor is waiting to hear from mine. What are the post completion sale legalities following completion?
Following your sale your lawyer should send the transfer documentation and all additional paperwork to the buyer’s conveyancer. If applicable, your conveyancer must also confirm that the mortgage has been paid off to the buyers lawyers. There are no post completion requirements just for conveyancing in Swansea.
My aunt advised me that in buying a property in Swansea there may be a number of restrictions as to what one can do in terms of external alterations to the property. Is this right?
We are aware of anumerous of properties in Swansea which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Swansea should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Are all Swansea Conveyancing Quality Solicitors on the Nationwide conveyancing panel?
A selection of lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
The mortgage over my property is with Co-operative for my property in Swansea. Conveyancing has been completed months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Co-operative?
Your original mortgage agreement with Co-operative will provide that you need their approval prior to renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel solicitor.
I have todaybeen informed that Wolstenholmes have closed. They conducted my conveyancing in Swansea for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The easiest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Swansea conveyancing specialists.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, chain free conveyancing. Swansea is where the house is located. Can you shed any light on this issue?
Flying freeholds in Swansea are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Swansea you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Swansea may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.