Is the fact that my conveyancer in Swansea City is not identified on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Swansea City conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
My partner and I are close to exchanging contracts on the sale of our house in Swansea City and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Swansea City lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using an internet conveyancing outfit rather than a conveyancing solicitor in Swansea City. We have lived in Swansea City for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
It has been three months following my purchase conveyancing in Swansea City completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. 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 premises 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.
Am I right to be suspicious that brokers that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a High Street Swansea City conveyancing practice?
As with many service providers, often recommendations from connections can be worth their weight in gold. Yet there are numerous players in a conveyancing transaction; estate agents, mortgage brokers and lenders may recommend lawyers to instruct. Sometimes these solicitors might be known to one of the organisations as experts in their field, but sometimes there is an underlying financial incentive behind the recommendation. You have the right to select your preferred conveyancer. Don't forget that the majority of lenders specify a panel list of solicitors you must use for the lender aspect of your conveyancing.
I am in need of some leasehold conveyancing in Swansea City. Before I get started I would like to find out the unexpired term of the lease.
If the lease is registered - and most are in Swansea City - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Swansea City Leasehold Conveyancing - A selection of Queries Prior to Purchasing
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Best to be warned if redecorating or some other major work is anticipated to be shared between the leaseholders and will materially increase the the maintenance charges or necessitate a specific payment. This question is useful as a) areas can cause problems for the building as the communal areas may start to deteriorate where services are not paid for b) if the tenants have a dispute with the running of the building you will want to have complete disclosure Be sure to investigate if the the lease contains any adverse restrictions in the lease. By way of example it is fairly common in Swansea City leases that pets are not permitted in in a block in Swansea City. If you love the apartmentin Swansea City yet your dog can’t live with you then you will be faced difficult choice.
Our bank agreed in principle to issue us a mortgage. We are using a local conveyancer in Swansea City yesterday. This morning, our financial adviser called to say that the lender said that we cannot use our solicitor as they aren't on their panel. As novices, we did not have a clue that the mortgage company had some control over our choice Is this allowed?
You are permitted to choose any conveyancing solicitor you want to choose including the said conveyancer in Swansea City but if your lender aren't happy with them you must incur additional cost so the mortgage company can retain their own lawyers. It may be conceivable that your preferred conveyancing firm to get added to the lender list of approved firms. You can use web-based tools including lenderpanel.com to find a conveyancing solcitor in Swansea City on the bank panel. You can go into your high street lender branch in Swansea City. They will know some good conveyancing solicitors in Swansea City on the mortgage company panel.