My financial adviser requires my Swansea law firm’s panel reference for the Lloyds conveyancing panel. Can you suggest how I find this out. I have e-mailed my local Swansea office but they cant find it on their system.
You are best placed to get this information from your Swansea property lawyer . They keep a central record lender panel numbers.
What is your number one tip for finding a conveyancing solicitor in Swansea
Do not opt for the lowest Swansea conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
What is the difference between a licensed conveyancer and conveyancing solicitor in Swansea
Two types of professional can execute conveyancing in Swansea namely CLC regulated conveyancers or solicitors. Both professionals handle the legal services that required to complete the disposal or purchase of property. Both are obliged to handle Swansea conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally administered and that the requirements and steps should be accurately adhered to.
I recently had an offer agreed on an apartment in Swansea. My mortgage broker pressured me to appoint their lawyer. I paid an upfront payment of £175. A few days later, the lawyer contacted me to say that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
The deeds to our property are lost. The conveyancers who conducted the conveyancing in Swansea 5 years ago are no longer around. What are my options?
As long as you have a registered title the information relating to your proprietorship will be held by HMLR under a Title Number. It is easy to perform a search at the Land Registry, find your property and get up to date copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be obtained for a small fee.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one near me in Swansea I like with a park and railway links nearby, the downside is that it only has 49 years on the lease. I can't really find anything else in Swansea for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term will be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
I am four weeks into a residential purchase having been directed to a firm by the selling agent to perform conveyancing in Swansea. We are not happy. Could you you assist me in finding new solicitors?
They would need to be really poor to suggest replacing them. Has your mortgage offer been generated? In the event that it has you need to inform them of the new contact details and get the loan are re-sent. The solicitor ideally needs to be on the banks panel to avoid added fees and frustration. So that should be your starting point. The search tool will assist you in finding a bank approved conveyancer for your home move in Swansea