FAQs for the Swansea Building Society Solicitor Panel from members of the public
It has come to my attention via my mortgage adviser that my solicitor is not on the Swansea Building Society Conveyancing panel. What can I do to be sure that this is correct?
The best course of action for you to take is to contact your lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for Swansea Building Society.
We are due to exchange on the purchase a house but as a result of damage from the recent storms I have agreed compensation from the seller of £3k approx by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process but my mortgage company Swansea Building Society will not agree to this. Why was Swansea Building Society even consulted?
Your lawyer being on the Swansea Building Society conveyancing panel is duty bound to inform Swansea Building Society of any changes to the purchase price. If you were to refuse your lawyers to disclose the reduction to Swansea Building Society then they would have to discontinue acting for you and Swansea Building Society.
Your search tool is useful but there are many lawyers listed near London on the Swansea Building Society conveyancing panel. Can you recommend a specific firm on the Swansea Building Society approved panel?
We are not in the business of recommending one firm above another as the right firm for you depends on where your priorities lie. For example you may require a local firm with local knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..
We're in Wales, First time buyers buying with a mortgage (lender is Swansea Building Society , but our solicitor is on the Swansea Building Society conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Swansea Building Society conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a time-frame for your conveyancing due to third parties outside of our control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain
I previously instructed online conveyancers located in Bristol who are on the Swansea Building Society solicitor panel. They are now charging me a separate fee of £135 for dealing with the Swansea Building Society mortgage. Is this a supplemental conveyancing fee set by Swansea Building Society?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your solicitors can charge a fee for this. This fee is not set by Swansea Building Society but by your lawyers. Some firms on the Swansea Building Society will charge an ‘acting for lender’ fee and others do not.
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date . I have called Swansea Building Society on numerous occasions and was told they are content with the situation and they would lend. My solicitor - who is on the Swansea Building Society conveyancing panel- telephoned and was told not they would not lend in accordance with their CML Handbook minimum lease term requirements. Who do I believe?
As long as the conveyancer is on the Swansea Building Society panel she or he must comply with the CML Handbook requirements for Swansea Building Society. Unless your lawyer obtains specific confirmation in writing that Swansea Building Society will go ahead your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask Swansea Building Society to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.
My ex -wife’s name is on the Swansea Building Society mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the Swansea Building Society mortgage in order to sell?
As regards the Swansea Building Society mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of Swansea Building Society in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.