As someone unfamiliar with conveyancing in Llansamlet what is your top tip you can give me concerning the legal transfer of property in Llansamlet

Not many law firms shout this from the rooftops but conveyancing in Llansamlet and elsewhere in Swansea is often a confrontational process. Put another way, when it comes to conveyancing there exists plenty of room for confrontation between you and other parties involved in the transaction. For instance, the vendor, property agent and even potentially your mortgage company. Selecting a lawyer for your conveyancing in Llansamlet is a critical decision as your conveyancer is your adviser, and is the SOLE party in the legal process whose interest is to look after your best interests and to protect you.

Sometimes a third party with a vested interest will attempt to sway you that you should follow their advice. For example, the estate agent may claim to be helping by suggesting your lawyer is dragging his heels. Or your financial adviser may advise you to do take action that is against your lawyers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel solicitor as I would prefer to appoint a local conveyancing solicitor in Llansamlet?

You should check but the chances are that appoint one of their panel solicitors where you accept the "fee-free" incentive. Contact the mortgage company and see if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Llansamlet.

I am being told by my conveyancer that restrictive coveneant insurance is needed on my purchase. What is the level of cover for Llansamlet conveyancing?

The right level of restrictive coveneant indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and Skipton Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.

I'm the sole recipient of my late father’s will and I have everything in my name alone, including the my former home in Llansamlet. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my property ownership may be regarded the same way as if I'd bought the property in December. Will no one buy the property for half a year?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this clause is principally there to capture subsales or the flipping of property.

We have agreed to purchase a house in Llansamlet. One unusual aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Santander your lawyer must check the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for Santander. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Santander where a lease fails to comply with these specifications. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Llansamlet.

In my capacity as executor for the estate of my grandmother I am selling a house in Swansea but live in Llansamlet. My conveyancer (who is 250 miles awayneeds me to execute a stat dec before completion. Could you suggest a conveyancing lawyer in Llansamlet who can attest and place their company stamp on the document?

strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are located in Llansamlet

We have been told by many friends that it may take 6-8 weeks for Llansamlet conveyancing to complete.This was a month ago. The paperwork was only sent to my conveyancer last week so now does it countdown?

You should be pragmatic concerning timescales. Moving home in Llansamlet takes on average about two months. This time period is not because conveyancer are slow and purposely delay matters. The level of money involved in buying any property is so high, the purchaser's conveyancer having to raise a whole range of queries, searches and supplemental checks to protect the purchaser and their lender (if there is to be a home loan) from expensive, avoidable problems. These investigations involves seeking information from an array of third parties, for example other solicitor, local councils, private companies, building societies and banks. Some of these are efficient. Others are not. And remember, it doesn't matter how quickly your property lawyer do their job, if the people you are buying from or are selling to aren't ready, nothing can go ahead until they are.