My fiance and I are purchasing a 1 bedroom apartment in Swansea City with a mortgage from Platform Home Loans Ltd.We like our Swansea City conveyancing lawyer but Platform Home Loans Ltd advised that he's not listed on their approved list of firms. It seems we are left with no choice but to instruct a Platform Home Loans Ltd panel lawyer or retain our high street solicitor and pay for a Platform Home Loans Ltd panel lawyer to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage issued to you contains terms and conditions, one of which will be that solicitors must be on the Platform Home Loans Ltd solicitor panel. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Platform Home Loans Ltd
What does a local search inform me regarding the property I am purchasing in Swansea City?
Swansea City conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations such as Xpress Legal The local search is essential in every Swansea City conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search will provide data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
My wife and I own a 4 bedroom Georgian house in Swansea City. Conveyancing solicitor represented me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the matching property. Is it worth asking Norwich and Peterborough Building Society to clarify?
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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Swansea City 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 your conveyancing practitioner who conducted the work.
Due to the input of my in-laws I had a survey completed on a property in Swansea City in advance of appointing lawyers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some lenders will refuse to issue a mortgage on such a property.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. If you e-mail us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Swansea City. Conveyancing will be smoother if you use a solicitor in Swansea City especially if they are accustomed to such properties in Swansea City.
I need to retain a conveyancing solicitor for my conveyancing in Swansea City. I have chance upon a site which looks to be the perfect solution If there is a chance to get all formalities done via email that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great price which is making it all the more appealing. I have subsequently discovered that the title is leasehold rather than freehold. I would have thought that there are issues buying a leasehold house in Swansea City. Conveyancing solicitors have are soon to be instructed. Will my lawyers set out the implications of buying a leasehold house in Swansea City ?
The majority of houses in Swansea City are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Swansea City so you should seriously consider looking for a Swansea City conveyancing solicitor and be sure that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example requiring the freeholder’sconsent to conduct alterations. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer will appraise you on the various issues.
Swansea City Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying
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Generally speaking the outlay for major works are not included within maintenance charges, albeit that some managing agents in Swansea City obliged leaseholders to pay into a reserve fund and this is used to offset against larger repairs or maintenance. Are there any major works in the planning that could add a premium to the service charges?