Having been suggested to visit your site we were about to appoint conveyancing solicitor in Brynmill recommended by you but have come across some other fee calculations on the internet appear less expensive – how come?

One can find plenty of websites promoting alleged cut-price conveyancing, unfortunately it’s common in such cases for extracosts result in the final invoice being inflated. Conveyancers are obliged to make sure that costs set out in terms of business should be transparent and reasonable invoiced The conveyancers that we put forward for conveyancing in Brynmill specify all charges for the property you plan topurchase.

Do the conveyancing lawyers that you recommend conduct auction conveyancing in Brynmill?

We know of a number of auction practitioners we can put you in touch with those specialising in auction conveyancing. Brynmill is just one of our locations in which our lawyers are based.

After reviewing consumer advice sites for a conveyancing lawyer in Brynmill, many advise that I should use a CQS assured lawyer. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's biggest banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). The scheme does not cover licenced conveyancers. Brynmill is one of the numerous areas in England and Wales where there are Accredited lawyers.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Brynmill?

There are many recorded licenced Conveyancers in Brynmill and Solicitor practices in Brynmill who provide Conveyancing services We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. They may both also deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I am buying a property in Brynmill. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?

As your lender is UBS your lawyer must check the formal requirements outlined in Section two of UK Finance Lenders’ Handbook for UBS. The CML Handbook includes minimum requirements for solar panel roof-space leases, and property lawyers are required to report to UBS where a lease fails to comply with these conditions. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Brynmill.

I am selling my apartment. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being a right pain. The Brynmill solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

About to purchase a new build flat in Brynmill. 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.

Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Brynmill

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. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.