At what point does exchange of contracts take place for domestic conveyancing in Swansea East and do I need to be at the lawyers branch?

Where you are in close proximity to our conveyancing solicitors in Swansea East you are welcome to attend to sign contracts. However, the firms we recommend offer countrywide coverage for conveyancing and provide as equally comprehensive and professional a job for you when communicating with you digitally. The executing of the property agreement is not the point of no return. Signing on the dotted line simply enables the solicitor to officially exchange at the appropriate time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Swansea East)to be in the office available at the end of the phone to exchange contracts.

I require fast conveyancing in Swansea East as I am under a deadline to sign on the dotted line in less than 4 weeks. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?

As you are not taking a home loan you have the choice not to do searches although no conveyancer would recommend that you don't. Drawing on years of experience of conveyancing in Swansea East the following are instances of what can appear and adversely impact market value: Enforcement Notices, Outstanding Fees, Overdue Grants, Unadopted Roads,...

I have been on the look out for a leasehold apartment up to £245,000 and identified one close by in Swansea East I like with amenity areas and railway links in the vicinity, the downside is that it's only got 61 years on the lease. There is not much else in Swansea East suitable, so just wondered if I would be making a mistake buying a short lease?

Should you need a home loan that many years will be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.

Back In 2005, I bought a leasehold house in Swansea East. Conveyancing and Nationwide Building Society mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Swansea East who acted for me is not around. What should I do?

First contact HMLR to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. There is no need to instruct a Swansea East conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Swansea East - A selection of Questions you should consider Prior to Purchasing

Are any of leasehold owners in arrears of their service charge liability? The majority of Swansea East leasehold flats will be liable to pay a service charge for maintenance of the block invoiced on behalf of the management company. If you purchase the apartment you will have to pay this contribution, normally in instalments accross the year. This could differ from a couple of hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a rentcharge to be met annual, normally this is not a exorbitant figure, say about £50-£100 but you need to enquire it because on occasion it could be many hundreds of pounds. What is the name of the managing agents?

Would local authority permission be necessary to convert a house into a couple of flats in Swansea East? This has occurred to a property adjacent to a friend in Swansea East and was ignorant of it happening until after the works were done.

Planning Consent yes. Building Reg Approval yes.