My fiance and I are purchasing an apartment in Swansea East. My Solicitor is not on the lender solicitor panel. Is it possible for me to appoint my Swansea East conveyancing solicitor notwithstanding that they are not on the lender list of approved lawyers?
You have numerous choices open to you here
- Complete the purchase with your chosen Swansea East solicitor but your lender will no doubt appoint a conveyancing practitioner on their conveyancing panel. The net result is additional charges together with probable delay.
- Get a fresh lawyer to act in the purchase, making sure they are on the lender conveyancing panel.
- Convince your conveyancer to do everything within their powers to get accepted on the bank’s conveyancing panel
Can you clarify what the consequences are if my solicitor is expelled from the Clydesdale Conveyancing panel ahead of completing my conveyancing in Swansea East?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Forgive me if this question is silly but I am unexperienced as a first time buyer of a two bedroom flat in Swansea East. Do I pick up the keys to the premises on completion from my lawyer? If so, I will use a local conveyancing solicitor in Swansea East?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you will be invited to collect the keys from the property Agents and move into your new home. Usually this happens early afternoon.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Swansea East property lawyer on the Santander panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
Planning on purchasing a apartment in Swansea East. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland 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 East lawyer is on the Bank of Ireland conveyancing panel.
My friend suggested that where I am buying in Swansea East I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Swansea East conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about Swansea East around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Swansea East.
I am buying a new build flat in Swansea East. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Swansea East
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Hoping to buy a property located in Swansea East and I am already nervous. I couldn't find anything specific about Swansea East. Conveyancing will be needed in due course but do you know about the Swansea East area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Swansea East. In the meantime here are some basic statistics that we found