At what point can the exchange of contracts take place for residential conveyancing in Dunvant and do I need to attend the lawyers office?

If you are in close proximity to one of the conveyancing solicitors in Dunvant you are welcome to attend to sign documents. However, the lender approved solicitors we recommend supply countrywide coverage for conveyancing and give just as diligent and professional a job for you when communicating with you electronically. The signing of the contract is not when everything is set in stone. Signing on the dotted line is just a prerequisite for the conveyancer to address the formalities at the suitable time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Dunvant)to be in the office available at the end of the phone to exchange contracts.

My aunt passed away 10 months ago and as sole heir and executor I was left the property in Dunvant. The house had a relatively small loan left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Nationwide, pay off the mortgage. Is this allowed?

Where you plan to refinance then Nationwide will require that you use a conveyancer on the Nationwide conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nationwide conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nationwide mortgage is registered as a charge at the Land Registry.

Have completed on a a detached house in Dunvant , how long will it take for the Land Registry to register the transfer to my name? My Dunvant conveyancing solicitor works at snail pace, so I want to be sure that my purchase is registered.

As far as conveyancing in Dunvant is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can differ according to who lodges the application, whether it is in order and if the Land registry have to notify any other parties. As of today approximately 80% of such applications are fully addressed within 12 days but occasionally there can be protracted hold-ups. Historically registration occurs once the buyer has moved in to the property so an expedited registration is not always top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer could communicate with the Registry to express the reasoning for an expedited registration.

I am purchasing my first flat in Dunvant benefiting from help to buy. The sellers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not to tell my lawyer about this deal as it could jeopardize my mortgage with the lender. 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 am looking to acquire a repossessed flat in Dunvant and the bank selling demand completion inside 28 days. Can a conveyancer meet that timeframe? Am I best advised to select a local Dunvant firm or an online firm that advertises to complete quickly?

Attend your Dunvant shopping parade. Go in to 3 solicitor’s offices and request to talk to a conveyancing solicitor for a quote. Explain your requirements and try and obtain assurances on speed. Choose the firm that seems most genuine. You need to use a lawyer on the panel of lawyers approved by your lender.