At long last a mortgage agreement from Santander for the refinancing of my single room garden flat is coming imminently. Can you suggest a cheap conveyancing practitioner in Swansea?
You have come to the wrong place to search for a cheap conveyancing solicitors in Swansea. Our aim is to provide excellent value conveyancing but we do not work with the cheapest lawyers. Resist the temptation to appoint companies teasing you with ninety nine pound conveyancing in Swansea. Optimistically, in being led by low cost conveyancing, you will earn what you pay for and at worst you will end up being stung for extras and still not end up with the service you were looking for.
It is 10 years ago since I acquired my home in Swansea. Conveyancing lawyers have recently been retained on the sale but I am unable to find the deeds. Is this a major issue?
You need not be too concerned. First the deeds may be kept by the mortgage company or they may stored with the solicitor who handled the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Swansea relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
We are purchasing a 3 bedroom semi in Swansea. Our aim is to carry out a loft conversion at the property.Will the conveyancing process involve enquiries to determine if these alterations were previously refused?
Your solicitor should check the deeds as conveyancing in Swansea will occasionally identify restrictions in the title deeds which prohibit categories of works or necessitated the permission of another owner. Many works call for local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
is it true that all Swansea conveyancing solicitors on the TSB conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the TSB conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some lenders do list licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.
I recently had an offer agreed on an apartment in Swansea. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an upfront payment of £175. A couple of days later, the property lawyer called me embarrassingly acknowledging that they were not on the RBS 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 RBS 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.
Over the last few months I have been searching for a flat up to £235,500 and found one round the corner in Swansea I like with open areas and station nearby, however it's only got 49 years on the lease. There is not much else in Swansea suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage the shortness of the lease will likely be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
My business partner and I are planning to take over a lease of a shop on a shopping parade. Can you recommend solicitors offering competitive fees for non-domestic conveyancing in Swansea for below 2k?
We can recommend firms who have specialist knowledge of commercial conveyancing in Swansea, including the sale and acquisition of businesses as well as simply property. Whether you are hoping to acquire or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can find you the right solicitor. As for the fees this will depend on the structure and complexity of the proposed transaction. Please provide us with your contact information or email us so that we may provide you with a fixed commercial conveyancing calculation.
We expect to complete the disposal of our £400,000 garden flat in Swansea next Tuesday. The management company has quoted £384 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Swansea?
Swansea conveyancing on leasehold maisonettes normally results in administration charges invoiced by managing agents :
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Completing pre-exchange 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 Purchasing
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Are there any major works in the near future that could add a premium to the service fees? If a Swansea lease has no more than 80 years it will affect the value of the property. It is worth checking with your lender that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will most likely need a lease extension sooner rather than later and you need to have some idea of how much this will be. Remember, in most cases you would need to own the residence for a couple of years in order to be entitled to extend the lease. Be sure to enquire if there are any onerous prohibitions in the lease. For example it is very common in Swansea leases that pets are not permitted in certain buildings in Swansea. If you like the propertyin Swansea however your dog is not allowed to live with you then you will be presented with a difficult determination.