We note that you have a post code search directory identifying solicitors on the Leeds Building Society conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Grahame Park?
We are a listing service only for law firms wishing to communicate if they are on the Leeds Building Society conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Grahame Park.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Grahame Park?
There are two types of lawyers who can carry out conveyancing in Grahame Park namely CLC regulated conveyancers or solicitors. Both professionals administer the legal services that required to complete the disposal or acquisition of property. Both are required to carry out Grahame Park conveyancing on similar quality and guidelines so you may be safe in the knowledge that your conveyancing will be properly carried out and that all requirements and procedures should be correctly taken.
This question may be naive but I am unexperienced as FTB of a two bedroom flat in Grahame Park. Do I receive the keys to the premises on completion from my solicitor? If so, I will instruct a High Street conveyancing solicitor in Grahame Park?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the seller's conveyancers, and once they have received this, you will be able to pick up the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
I am the only beneficiary of my late mum's will with all property in now in my sole name, including the house in Grahame Park. Conveyancing formalities meant that the Land Registry date was in April. I want to move. I understand that there is a CML six month 'rule', which means that my property ownership may be regarded the same way as though I had purchased the house in April. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How practical a view lenders take of it, depend on the bank as this requirement is chiefly there to pick up on subsales or the flipping of properties.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The solicitors who handled the conveyancing in Grahame Park 5 years ago are no longer around. What are my options?
Assuming the title is registered the information relating to your proprietorship will be recorded by HMLR with a Title Number. It is possible to execute a search at the Land Registry, find your house and obtain up to date copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
Am I right to be wary by brokers that I am dealing with are suggesting a national conveyancing firm rather than a local Grahame Park conveyancing firm?
As is the case with many service providers, often input from connections can be worth their weight in gold. But there are lots of people with a vested interest in a conveyancing matter; estate agents, financial adviser and lenders may put forward solicitors to retain. On occasion these conveyancers might be known to one of the organisations as experts in their field, but occasionally there is an underlying financial incentive behind the recommendation. You have the discretion to appoint your own lawyer. You need to be aware that many lenders have an approved list of solicitors you must use for the lender aspect of your house move.
As co-executor for the will of my grandfather I am disposing of a house in Newport but reside in Grahame Park. My conveyancer (approximately 250 miles from meneeds me to execute a stat dec prior to the transaction finalising. Could you suggest a conveyancing practitioner in Grahame Park to attest this legal document for me?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are based in Grahame Park
I've found a house that appears to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have subsequently found out that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Grahame Park. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Grahame Park ?
The majority of houses in Grahame Park are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Grahame Park so you should seriously consider looking for a Grahame Park conveyancing practitioner and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’sconsent to conduct changes to the property. It may be necessary to pay a service charge towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer will appraise you on the various issues.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Grahame Park conveyancing firm to assist?
Absolutely. We are happy to put you in touch with a Grahame Park conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Grahame Park residence is 1 & 1A Sunningfields Crescent in September 2013. The Tribunals calculation of the amount to be paid into court in respect of the value of the freehold interest is £11,997 in respect of Flat 1 and £15,781 in respect of Flat 1A for a total of £27,778. This case affected 2 flats. The unexpired term as at the valuation date was 71.5 years.