I have just been advised by my financial adviser that my Swansea City solicitor is not on the lender Solicitor panel. How can I be sure whether this is correct?

The first thing you need to do is to call your Swansea City conveyancer. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they may be able to suggest a Swansea City conveyancing firm that is on the conveyancing panel for your lender.

I acquired my flat on 4 February and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Swansea City expressed confidence that it would be registered inside ten days. Are titles in Swansea City uniquely lengthy to register?

As far as conveyancing in Swansea City is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timeframes can vary according to who lodges the application, whether there are errors and if the Land registry must send notices to any third persons or bodies. As of today approximately three quarters of such applications are fully addressed within two weeks but some can be subject to extensive hold-ups. Historically registration occurs after the purchaser has moved in to the premises so registration formalities is not typically top priority but where it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.

How does conveyancing in Swansea City differ for new build properties?

Most buyers of new build residence in Swansea City approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is constructed. This is because builders in Swansea City usually buy the site, 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 accustomed to new build conveyancing in Swansea City 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 City ahead of appointing lawyers. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some lenders may not give a mortgage on such a home.

It depends who your proposed lender is. Santander has different requirements from Halifax. If you call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Swansea City. Conveyancing may be slightly more expensive based on your lender's requirements.

Sixweeks into purchasing a house in Swansea City. Conveyancing solicitor has told us the title is "Leasehold". Should this impact the salability of the house?

Swansea City conveyancing does not ordinarily involve leasehold houses. The crucial factor here is the unexpired lease term and the ground rent. If it's 999 years with a peppercorn rent, it's essentially freehold, so it’s unlikely to affect the value too much.

At the other extreme, if it's, say, 50 years it is bound to have a material impact on the value, and most likely wouldn't be mortgageable. The remaining lease term and ground rent will be stated in the lease to be supplied to your .