Do lawyers request money up-front for conveyancing in Swansea?
If you are buying a property in Swansea your lawyer will ask you put them with funds to cover the the cost of the conveyancing searches. Ordinarily this is asked for to cover the fees of the conveyancing searches. If any deposit is payable against the sale price then this will be needed shortly prior to contracts are exchanged. The final balance that is due should be sent to your lawyer shortly before completion.
we are a couple who decided to purchase a purpose built flat in Swansea with a loan from Halifax.We would like to retain our Swansea conveyancing lawyer but Halifax advised that he's not on their approved list of firms. We have to appoint a Halifax panel lawyer or keep our high street solicitor and fork out for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Halifax use our lawyer?
No, not really. The home loan issued to you is subject to its various provisions, one of which will be that lawyers must be on the Halifax solicitor panel. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Halifax
Me and my partner are purchasing a house in Swansea. I might seem paranoid but how we can trust a conveyancer? At some point we have to deposit money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
About to purchase apartment in Swansea. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Swansea solicitor is on the Yorkshire BS conveyancing panel.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Swansea solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Swansea surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
It has been 3 months since my purchase conveyancing in Swansea concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Swansea is the location of the property. Can you shed any light on this issue?
Flying freeholds in Swansea are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Swansea you would need to get your solicitor to go through the deeds thoroughly. Your bank 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 premises.
A loan agreement from a lender for the remortgage of my 3 bedroom maisonette is coming any day now. Can you suggest an efficient remortgage conveyancing solicitor in Swansea ?
You are on the wrong site if you are in need of the cheapest conveyancing in Swansea. Our intention is to offer excellent value conveyancing but we do not work with the cheapest lawyers. Avoid the trap of appointing brokers offering £99 conveyancing in Swansea.At best, in going for cheap conveyancing, you will get what you pay for and at worst you will end up being stung for extras and still not receive the service expected.