My husband and I are planning to buy a 1 bedroom apartment in Swansea City with a mortgage. We like our Swansea City lawyer, but the mortgage company advise he's not on their "panel". It seems we have no choice but to use one of the lender panel conveyancing practices or continue with our Swansea City conveyancing practitioner as well as pay for one of their panel ones to act for them. We regard this is inequitable; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Swansea City conveyancing lawyer to apply to be on the conveyancing panel.
We are purchasing a flat and need a conveyancing solicitor in Swansea City who is on the Bank of Ireland approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Swansea City.
My wife and I purchased a 4 bedroom Georgian house in Swansea City. Conveyancing solicitor represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the exact same address. Is it worth asking Godiva Mortgages Ltd to clarify?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Swansea City and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing lawyer who conducted the work.
How does conveyancing in Swansea City differ for new build properties?
Most buyers of new build or newly converted property in Swansea City contact us having been asked by the developer to sign contracts and commit to the purchase even before the property is ready to move into. This is because builders in Swansea City typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Swansea City or who has acted in the same development.
I opted to have a survey carried out on a property in Swansea City in advance of retaining solicitors. I have been told that there is a flying freehold aspect to the property. The surveyor advised that some banks will refuse to give a mortgage on this type of premises.
It varies from the lender to lender. Santander has different instructions for example to Nationwide. Should you wish to call us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Swansea City. Conveyancing will be smoother if you use a solicitor in Swansea City especially if they are accustomed to such properties in Swansea City.
My uncle has urged me to use his conveyancing solicitors in Swansea City. Should I find my own conveyancer?
There are no two ways about it the best way to find a conveyancing practitioner is to seek guidance from friends or relatives who have experience in using the solicitor you're considering.