What advice do you have for searching for auction conveyancing in Swansea?

First ask your friends and family who they experienced using in the past and if they were happy with the service.

Option 2 is to look on the internet for conveyancing in Swansea. Ring two or three listed and ask them to send you their conveyancing quote and speak to the lawyer who will conduct the conveyancing in advance ofcommitting.

Third is to make use of this site to assist you in finding the right solicitors taking into account your personal expectations including location,deadlines, complexity and who your intended lender is. Resist the temptation to go for £99 conveyancing in Swansea

Is it necessary to pay for insurance to cover chancel repairs when acquiring a house in Swansea?

Unless a previous acquisition of the premises completed post 12 October 2013 you may expect conveyancing practitioners delivering conveyancing in Swansea to continue to suggest a chancel search and or insurance against a claim.

I completed on my flat on 11 October and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Swansea expressed confidence that it will be concluded inside ten days. Are transfers in Swansea uniquely lengthy to register?

As far as conveyancing in Swansea registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can adjust according to who lodges the application, whether there are errors and if the Land registry must send notices to any third parties. Currently roughly three quarters of submission are completed in less than three weeks but some can be subject to longer delays. Historically registration takes place once the new owner is living at the premises therefore post completion formalities is not always primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor must contact the land registry and explain the circumstances.

I am purchasing a new build house in Swansea with a loan from Platform Home Loans Ltd. The developers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not to tell my solicitor about this extras as it would 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've found a house that seems to be perfect, at a great price which is making it more attractive. I have just been informed that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a leasehold house in Swansea. Conveyancing advisers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Swansea ?

Most houses in Swansea are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Swansea in which case you should be looking for a Swansea conveyancing solicitor and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’sconsent to conduct changes to the property. It may be necessary to pay a contribution towards the upkeep of the estate where the house is part of an estate. Your conveyancer should advise you fully on all the issues.

I own a ground floor flat in Swansea, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Swansea with over 90 years remaining are worth £197,000. The ground rent is £55 yearly. The lease finishes on 21st October 2080

You have 55 years unexpired we estimate the premium for your lease extension to be between £31,400 and £36,200 plus professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.