My mortgage broker has requested my Swansea solicitor’s panel reference for the Nationwide conveyancing panel. What is the best way to discover this. I have contacted my local Swansea office but they don't know it.

Have you tried calling your Swansea solicitor about this?. They keep a central record lender panel numbers.

Is there a list of Leeds Building Society panel conveyancers in Swansea on the Building Society Association’s Website?

No. There is no such directory service on the CML or Building Society Association sites. Very few mortgage companies make their panel listings open the public over the internet. If you are in need of a Swansea conveyancer on the Leeds Building Society please use our tool.

I have paid off my mortgage with Kent Reliance. I assume I don't need a Swansea conveyancer on the Kent Reliance panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Kent Reliance has sent the Land Registry the discharge electronically, and
3. Kent Reliance has instructed the Land Registry to do so

Intending to buy a apartment in Swansea. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Swansea conveyancing practitioner is on the Co-operative conveyancing panel.

Should our solicitor be raising enquiries concerning flooding during the conveyancing in Swansea.

Flooding is a growing risk for lawyers specialising in conveyancing in Swansea. Some people will purchase a property in Swansea, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Solicitors are not qualified to impart advice on flood risk, but there are a various checks that can be undertaken by the purchaser or by their lawyers which should figure out the risks in Swansea. The conventional set of property information forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the vendor to discover if the property has suffered from flooding. In the event that the residence has been flooded in past and is not notified by the vendor, then a purchaser may commence a legal claim for losses as a result of such an misleading reply. A purchaser’s lawyers will also carry out an environmental search. This will reveal if there is any known flood risk. If so, further investigations should be made.

Can you provide any advice for leasehold conveyancing in Swansea from the perspective of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Swansea can be bypassed if you appoint lawyers as soon as you market your property and ask them to collate the leasehold information which will be required by the purchasers’ representatives.
If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved before the property is marketed. The buyers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to reveal the dispute as over as opposed to ongoing. If you have the benefit of shareholding in the freehold, you should ensure that you have the original share document. Organising a new share certificate is often a time consuming formality and slows down many a Swansea conveyancing transaction. Where a new share is necessary, do contact the company officers or managing agents (where relevant) for this sooner rather than later. In the event that you altered the property did you need the Landlord’s permission? In particular have you installed wooden flooring? Swansea leases often stipulate that internal structural changes or installing wooden flooring necessitate a licence from the Landlord acquiescing to such works. Should you dont have the approvals to hand do not contact the landlord without checking with your conveyancer first.

Swansea Leasehold Conveyancing - Sample of Questions you should consider before buying

What is the the remaining lease term? The best form of lease arrangement is if the freehold title is owned by the leaseholders. In this scenario the lessees have control and notwithstanding that a managing agent is usually retained where the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. What is the maintenance charge and ground rent on the apartment?

My aunt purchased her house in Swansea in 2005. She has since got married, widowed and has recently married again. She intends to market the house next moths. I believe she will simply be asked to provide a copy of the marriage papers to the conveyancer but she is worried it could delay the conveyancing. Should she instruct a solicitor to update the Land Registry information for the property?

You are not required to bring up to date the register as long as you have the proof required to show how the change of name occurred.

The buyer’s conveyancing practitioner should check the registered details and require evidence by way of proof of the change of name for example marriage documentation.