My previous solicitor has quoted £995 for leasehold conveyancing in Dunvant. I’m selling a purpose built detached home for £250,000. Is this too much? Is it in excess of the average fee for conveyancing in Dunvant?

The costs illustration is fractionally on the expensive side. Where you are willing to expend time contrasting quotes you may be able to shave off some of the expense by as much as £100 plus VAT. On the other hand, you maylive to regret opting for an an untested conveyancer. Remember to be sure the firm can act for your lender. Do make use of our comparison tool to locate a Dunvant conveyancing firm on the banks conveyancing panel which can often include conveyancing solicitors in Dunvant.

As I am unsure how the conveyancing bit works what is the most important piece of guidance you can impart about purchase conveyancing in Dunvant?

You may not hear this from too many lawyers but conveyancing in Dunvant or throughout Swansea is often a confrontational process. Put another way, when it comes to conveyancing there exists lots of opportunity for friction between you and other parties involved in the ownership transfer. For example, the seller, selling agent and on occasion the lender. Selecting a lawyer for your conveyancing in Dunvant an important selection as your conveyancer is your adviser, and is the ONE party in the process whose interest is to act in your legal interests and to protect you.

On occasion a potential adversary may try and sway you that it is in your interests to do things their way. For example, the selling agent may claim to be helping by suggesting your solicitor is wrong. Or your mortgage broker may tell you to do take action that is contrary to your lawyers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

We wanted to use a conveyancing solicitor in Dunvant for our home move. Our financial adviser has since advised us that our bank Nottingham Building Society won't deal with them. Why is this not regarded as unfair competition?

A bank can direct that an approved solicitor act for it. You would be expected to meet the charges for this. Please make use of our database to select a solicitor to conduct conveyancing in Dunvant on the Nottingham Building Society conveyancing panel.

What is your number one tip for choosing a conveyancing solicitor in Dunvant

We would encourage you not to go for the lowest Dunvant conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

We are getting a further advance on our home loan from Principality as we wish to conduct renovations to our home in Dunvant. Are we obliged to choose a local Dunvant solicitor on the Principality conveyancing panel to handle the paperwork?

Principality do not ordinarily instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality list.

I can not fathom if my mortgage offer requires a lease extension. I have telephoned my Dunvant building society branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Dunvant conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Provided that the conveyancer is on the bank panel, they must comply with the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I am attracted to a couple of maisonettes in Dunvant which have approximately 50 years unexpired on the leases. Do I need to be concerned?

There are plenty of short leases in Dunvant. The lease is a legal document that entitles you to use the premises for a period of time. As a lease gets shorter the saleability of the lease reduces and results in it becoming more costly to extend the lease. For this reason it is often a good idea to extend the lease term. It is often difficult to sell a property with a short lease as mortgage companies less inclined to grant a loan on such properties. Lease enfranchisement can be a protracted process. We recommend you get professional assistance from a solicitor and surveyor with experience in this field.

I am the registered owner of a garden flat in Dunvant, conveyancing formalities finalised 8 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Dunvant with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 per annum. The lease runs out on 21st October 2076

With only 50 years remaining on your lease we estimate the premium for your lease extension to range between £31,400 and £36,200 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.