We decided to go with a Swansea based lawyer for my conveyancing in Swansea last week. After carefully reading the Terms and Conditions I seeI am on the hook for fees even where the conveyance does not complete. Should I ditch them and instruct an internet lawyer who offer no completion no cost conveyancing in Swansea?
It is usually a trade off in that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be more expensive to cover the transactions that do not go ahead. Please beware that these arrangements rarely protect you from expenses such your Swansea conveyancing search fees.
I am considering applying for a Bank of Ireland mortgage for purchase of a new build (under development) in Swansea with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?
There is nothing to stop you using your solicitor, but Bank of Ireland will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Just had an offer accepted on a new build apartment in Swansea. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Swansea
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I decided to have a survey carried out on a property in Swansea in advance of retaining lawyers. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies will refuse to give a mortgage on such a home.
It varies from the lender to lender. Lloyds has different requirements from Halifax. Should you wish to call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Swansea. Conveyancing may be slightly more expensive based on your lender's requirements.
We expect to complete the disposal of our £400,000 garden flat in Swansea in just under a week. The management company has quoted £384 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Swansea?
Swansea conveyancing on leasehold maisonettes typically results in fees being invoiced by management companies :
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Addressing conveyancing due diligence questions
Where consent is required before sale in Swansea
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Leasehold Conveyancing in Swansea - Sample of Queries before buying
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This question is helpful as a) areas could result in problems in the block as the common areas may start to deteriorate if maintenance are not paid for b) if the tenants have a dispute with the managing agents you will need to know about it What is the name of the managing agents? The prefered form of lease structure is if the freehold reversion is in the ownership of the leaseholders. In this scenario the leaseholders enjoy being in charge if their destiny and notwithstanding that a managing agent is often retained where the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves.
I need to review costs for conveyancing in Swansea from various property lawyer and appoint one. Am I right to instruct them to hold tight until I have found somewhere to acquire.
You should wait to ask your conveyancer to open a file and apply for searches after the sales confirmation has been issued by the selling agent particularly as Swansea conveyancing searches are not inexpensive.