We are about to exchange on the purchase of a property in Gorseinon but as a consequence of wreckage from a small fire at the property I have was able negotiate recompense from the vendor of £3k by way of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process yet Bank of Ireland will not agree to this. Why were they notified?

The solicitor that is on the Bank of Ireland approved list is obliged to advise Bank of Ireland of any amendments to the sale price. If you prohibit your conveyancer to disclose the reduction to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new property lawyer for your conveyancing in Gorseinon.

My lender has suggested solicitors on their panel based in Gorseinon but I would rather choose a conveyancing lawyer in Gorseinon local to me. Are you able to help?

The minority of Gorseinon conveyancing practices are listed all lender’s conveyancing panel. Use the above find an approved solicitor tool to choose a Gorseinon conveyancing firm on the on the bank panel.

I am helping my sister sell her house in Gorseinon. Will the solicitor arrange an energy assessment or do I organise this?

Following the demise of Home Packs, energy assessments remained a mandatory part of selling a house. An energy performance certificate must be commissioned in advance of the property being advertised. This is not as aspect of the sale process that lawyers normally arrange. If you are instructing a Gorseinon conveyancing lawyer they might help arrange energy assessments given their contacts with reputable Gorseinon accredited person

I am due to move property in February. Does my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you put forward a removal company in Gorseinon. Conveyancing firm was chosen prior to coming across this site.

On the day of completion you can collect the keys from the estate agent but this can only take place when the vendors lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be given over. You can tell the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can help you find a conveyancing in Gorseinon or a firm that specialises in conveyancing in Gorseinon.

is it true that all Gorseinon solicitors on the Clydesdale conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be regulated by the SRA. The majority of banks do allow licenced conveyancers on their panel and in that case the organisation would be regulated by the CLC.

Are there restrictive covenants that are commonly identified during conveyancing in Gorseinon?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Gorseinon. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I wish to rent out my leasehold apartment in Gorseinon. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

A small minority of properties in Gorseinon do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I own a 2 bed flat in Gorseinon, conveyancing was carried out March 2005. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Gorseinon with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease finishes on 21st October 2075

With 51 years remaining on your lease we estimate the premium for your lease extension to span between £30,400 and £35,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.