Unfortunately I am unable to travel far from Mumbles. What is the rationale as to why all Mumbles property lawyers aren't automatically on all lender panels?

Lenders normally impose restrictions on either the type or volume of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that the practice is required to have at least two partners. As well as restricting the structure of firm, some banks such as HSBC decided to limit the size of their panel they permit to act for them. You should note that lenders have no liability for the standard of advice provided by any Mumbles property lawyer on their approved list. Increases in mortgage fraud was the main trigger for the culling of solicitor panels from 2008 notwithstanding that there are conflicting points of view about whether solicitors sat at the center of that fraud. Statistics via HMLR exposes that thousands of conveyancing organisations only conduct less than three conveyances annually. Those advocating conveyancing panel consolidation ask why law firms deserve claim to remain on a bank panel when it is apparent that conveyancing is not their speciality?

I purchased a freehold premises in Mumbles but nevertheless invoiced for rent, why is this and what is this?

It’s unusual for properties in Mumbles and has limited impact for conveyancing in Mumbles but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.

My father advised me that in purchasing a property in Mumbles there could be a number of restrictions prohibiting external changes to the property. Is this right?

We are aware of anumerous of properties in Mumbles which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Mumbles should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have a mortgage with Barclays for my property in Mumbles. Conveyancing was finalised a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?

Barclays must be informed of your intention in advance of renting your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel lawyer.

Our sealed bid on a house in Mumbles has been accepted, the owners do nevertheless have an associated purchase. The owners have offered on on an apartment, however it’s not yet tied up, and have viewings of other flats booked. I have chosen a nearby conveyancing solicitor in Mumbles. What do I do now? At what point do I apply for the mortgage with Nationwide?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then valuation, Mumbles conveyancing search costs, etc). First, you should ensure that your solicitor is on the Nationwide conveyancing panel. As to the next stages this very much depends on the uniqueness of your transaction, desire for this property and on the state of the market. During a rising market the majority of buyers will apply for the mortgage with Nationwide and arrange for the valuation and only if it comes back ok would they ask their conveyancing practitioner to proceed with searches.

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Mumbles is the location of the property. Can you shed any light on this issue?

Flying freeholds in Mumbles are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Mumbles you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mumbles may determine 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 residence.

How difficult is it to swap conveyancer as I need to retain one who is on the Halifax conveyancing list. I was using a local conveyancing solicitor in Mumbles five minutes from me but she is not approved by Halifax

We will our best to assist in finding you a conveyancing solicitor in Mumbles on the Halifax panel. Please note that the solicitors that we on the directory do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Mumbles. In making use of search facility on this page, you can contrast fees for conveyancing solicitors in Mumbles and throughout England and Wales.