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Ready to buy a new home? Failing to check that a lawyer is on the Swansea BS list of approved solicitors can put your transaction at risk of delay or failure.
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Examples of recent questions relating to the Swansea Building Society Solicitor Panel
How easy is it to change a solicitor as I need to find one who is on the Swansea Building Society conveyancing panel. Is it practical to instruct different lawyers?
If you haven't yet instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer you're considering.
My husband and I are refinancing our penthouse with Swansea Building Society. We have a son 18 who lives with us. The solicitor on the Swansea Building Society conveyancing panel requested us to identify any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is repossessed. I have a couple of concerns (1) Is this form unique to the Swansea Building Society conveyancing panel as he did not need to sign this form when we bought 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Swansea Building Society .This is solely used to protect the Swansea Building Society if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave.
It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Swansea Building Society had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I need to find a Swansea Building Society panel solicitor in Inverness. Can you assist?
It is not clear why you need a Swansea Building Society panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to Swansea Building Society to find out which solicitors in Swansea Building Society are on their panel. If you do find such a firm not listed please direct them to our site to list. After all the cost is only one £1 a month
My lawyers in Manchester have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with Swansea Building Society. Is it case that being on the Swansea Building Society conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the Swansea Building Society Conveyancing Panel Terms. It might be worth you contacting Swansea Building Society directly.
Last month we had a mortgage agreed in principle with Swansea Building Society. Solicitors have been instructed? What is the average time that one could expect to receive a mortgage offer from Swansea Building Society?
Some lenders take longer than others. Have Swansea Building Society conducted the valuation? Have you advised Swansea Building Society as your lawyers details and checked that your lawyer is on the Swansea Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through
I recently had an offer accepted on an apartment. My financial adviser recommended their conveyancers I paid an upfront payment of 175. Soon after the conveyancers contacted me to say that they were not on the Swansea Building Society 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 Swansea Building Society 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.
My ex -wife’s name is on the Swansea Building Society mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the Swansea Building Society mortgage in order to sell?
As regards the Swansea Building Society mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of Swansea Building Society in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.