In the event thatI were to buy a straightforward housein Swansea mortgage fee and dispense with a survey and no local authority searches how much could I expect to to save on my conveyancing in Swansea?
The sole reduction in fees you would make on is the disbursement for searches. A solicitor is obliged to do the vast majority of work - money laundering, communicating with the vendors conveyancer, stamp duty return, register the property etc. You might save a bit for them not needing to register a mortgage however it will not be significant.
When does exchange of contracts take place for residential conveyancing in Swansea and do I need to be at the conveyancers branch?
If you are round the corner to one of the conveyancing solicitors in Swansea you are welcome to come in to sign contracts. However, the firms we work with provide a countrywide conveyancing service and provide as equally diligent and professional a job for you when communicating with you electronically. The signing of the purchase agreement is not the important part. A signed contract simply enables the solicitor to address the formalities when the time is right, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Swansea)to be in the office available at the end of the phone to exchange contracts.
In scouring consumer advice sites for an online solicitor in Swansea, most post that I must instruct a CQS kitemarked lawyer. Can you explain what CQS is?
Swansea Conveyancing Quality Scheme solicitors have obtained accreditation under the Law Society's Scheme (CQS) The Law Society established CQS to promote high standards in the in the legal transfer of properties. CQS enables buyers and sellers to recognise solicitor firms that provide a quality residential conveyancing. Swansea is one of the many areas in England and Wales in which CQS are located. The conveyancing scheme requires law firms to undergo a strict assessment, compulsory training, self-reporting, spot checks and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Building Societies Association.
My colleague suggested that if I am purchasing in Swansea I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Swansea conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about Swansea around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Swansea Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information concerning Swansea.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. Swansea is the location of the property. Can you offer any opinion?
Flying freeholds in Swansea are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Swansea you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Swansea may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Should I instruct a Swansea conveyancing practitioner in close proximity to the house I am hoping to buy? An old friend can carry out the legal formalities but they are based approximately 350kilometers drive away.
The benefit of a local Swansea conveyancing firm is that you can attend the office to execute documents, present your identification documents and apply pressure on them if necessary. Having local Swansea know how is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and the majority were happy that should outweigh using an unfamiliar Swansea conveyancing lawyer just because they are based in the area.