Our mortgage company has suggested a law firm on their panel based in Swansea but I would rather choose a conveyancing lawyer in Swansea or nearer to where I live. Can you assist?

Far from all Swansea conveyancing practitioners are approved and listed on all banks conveyancing panel. Use our search tool to identify a Swansea conveyancing solicitor on the on the bank panel.

I have justbecome aware that Arc property Solicitors have closed. They conducted my conveyancing in Swansea for a purchase of a freehold house 10 months ago. How can I check that my home is in my name in the name of the previous owner?

The quickest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Swansea conveyancing specialists.

How does conveyancing in Swansea differ for new build properties?

Most buyers of new build premises in Swansea approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is completed. This is because new home sellers in Swansea typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Swansea or who has acted in the same development.

Due to the input of my in-laws I had a survey completed on a house in Swansea ahead of retaining conveyancers. I have been informed that there is a flying freehold element to the house. The surveyor advised that some lenders tend refuse to give a mortgage on such a premises.

It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. If you contact us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Swansea. Conveyancing will be smoother if you use a solicitor in Swansea especially if they are familiar with such properties in Swansea.

I own a leasehold flat in Swansea. Conveyancing and Norwich and Peterborough Building Society mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Swansea who acted for me is not around. Any advice?

First contact the Land Registry to be sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Swansea conveyancing practitioner to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I purchased a 1 bedroom flat in Swansea, conveyancing having been completed January 2007. How much will my lease extension cost? Corresponding properties in Swansea with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 yearly. The lease finishes on 21st October 2082

With only 57 years unexpired we estimate the premium for your lease extension to be between £28,500 and £33,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.