Am I correct in assuming that the fact that my solicitor in Sketty is not listed on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?

That is most likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Sketty conveyancing firm and ask them why they are no longer on the approved list for your bank.

Are you able to suggest a Godiva Mortgages Ltd allowed Sketty conveyancing practice finish our home move within a short deadline? Am I best advised to go for a local Sketty firm or a national comparison site?

We would be happy to suggest some excellent Sketty conveyancing firms. You can also walk up the main road in Sketty. Approach some well established firms and request to see a conveyancing solicitor for a costs illustration. Explain your expectations together with your reasons and ask for a commitment on speed. Select the lawyer that genuine.

As someone clueless as to conveyancing in Sketty what’s the number one tip you can impart for the legal transfer of property in Sketty

You may not hear this from too many lawyers but conveyancing in Sketty and elsewhere in Swansea is an adversarial process. Put another way, when it comes to conveyancing there exists an abundance of room for confrontation between you and other parties involved in the legal transfer of property. E.g., the vendor, selling agent and even potentially the lender. Choosing a solicitor for your conveyancing in Sketty should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the process whose interest is to look after your legal interests and to keep you safe.

We are witnessing a worrying ongoing adversarial element to conveyancing- someone has to be blamed for the process being so protracted. You your first instinct should be to trust your conveyancer ahead of all other players in the conveyancing process.

We just had an offer accepted to buy with Loughborough BS. We have called around locally but am struggling to find a Sketty conveyancing firm on the Loughborough BS approved list. Please you assist?

Feel free to make the most of the find a conveyancing panel solicitor tool on this web page. Pick the building society and type Sketty or your preferred area and you will discover numerous solicitors based in Sketty or nearest you.

I have been on the look out for a leasehold apartment up to £305k and identified one near me in Sketty I like with amenity areas and railway links nearby, however it only has 61 years unexpired on the lease. There is not much else in Sketty for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a home loan that many years will be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.