How up to date is your database of Swansea City solicitors on the Nationwide conveyancing panel? Do Nationwide send you an updated list?
Swansea City conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Swansea City so that I can attend their offices if required.
Most conveyancing panel lawyers for banks undertake all of the communications via Royal Mail, internet or over phone calls. This means that they can undertake the conveyancing transaction no matter where you live in England or Wales. That being said you can check if you have the option of attending the offices of your conveyancing lawyer if just in case this is required.
How can we know in advance if a Swansea City conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Swansea City seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer carrying out your conveyancing.
I have decided to exercise my right to buy my property in Swansea City off the council. I have a mortgage offer with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
Clydesdale have agreed my home loan in principle, my offer on a apartment in Swansea City has been accepted, what are the next steps?
Your estate agent will need to know who your solicitors are (be sure the solicitors are on the bank’s approved list). Call up Clydesdale or the financial adviser and finish off any outstanding documentation. Clydesdale will instruct a valuer who will get in touch with the estate agent or owners to arrange a slot for the valuation to happen. Once carried out (assuming no problems) it takes on average a week to get a mortgage offer. Clydesdale will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Swansea City.
What does a local search inform me concerning the house I am purchasing in Swansea City?
Swansea City conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company for instance Onsearch The local search is essential in every Swansea City conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search should provide information on, amongst other things, details on planning applications relevant to the premises (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 thirteen subject sections.
I am buying a new build house in Swansea City benefiting from help to buy. The sellers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not inform my conveyancer about the deal as it would jeopardize my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I own a leasehold flat in Swansea City. Conveyancing was completed in five years ago. I have been told that I mustn’t allow the the remaining lease term to get too low. Is this right?
Swansea City leasehold properties are for a prescribed period - normally ninety nine years when they commenced. However many flats in Swansea City were constructed or converted in the 70’s80’s and so such leases now have less than 80 years remaining. This may sound like a long time however Banks, Building Societies and other mortgage lenders on the whole need leases to have a minimum of 75 years remaining to be mortgageable. This means that when you come to sell the property you will need to extend the term of your lease if you are nearing 75 years. To increase your property value you should be considering whether to extend your lease well in advance of selling the property. Furthermore advantages to taking action before the lease hits eighty years as when the lease falls below 80 years the premium to be paid to extend starts to increase.