We are buying a 3 bedroom flat in Grangetown with a mortgage. We have a Grangetown conveyancer, however the mortgage company says he's not on their "panel". We have to appoint one of the lender panel firms or retain our Grangetown solicitor as well as pay for one of their panel ones to act for them. We regard this is unjust; can we not demand that the lender use our Grangetown property lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Grangetown conveyancing lawyer to apply to be on the conveyancing panel.
I am purchasing a property mortgage free in Grangetown. I have resided for the previous 15 years in Grangetown. Conveyancing searches are expensive. As I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a home loan, then almost all of the Grangetown conveyancing searches are at your discretion. Your solicitor will try and sway you, no-doubt strongly, that you should have searches completed, but she is duty bound to do this. One thing to take into account; if you are intend to dispose of the house at a future date, it may be of importance to your future buyer what the searches reveal. Sometimes premises with apparent issues can still throw up unpredicted search results. A competent conveyancing solicitor in Grangetown will be able to give you some practical guidance concerning this.
My husband and I have arranged the release of further monies on our mortgage from Kent Reliance as we intend to carry out renovations to our home in Grangetown. Do we need to appoint a bricks and mortar Grangetown solicitor on the Kent Reliance conveyancing panel to handle the legals?
Kent Reliance do not ordinarily require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance panel.
We have agreed to purchase a house in Grangetown. A rare aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Principality your lawyer must comply with the formal requirements contained in Section 2 of UK Finance Lenders’ Handbook for Principality. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Principality where a lease does not comply with these provisions. The specifications relate to the installation of panels on properties nationwide and is not restricted to Grangetown.
My wife and I are in the throws of viewing houses in Grangetown and I am about to put in an offer. Is it best to have a conveyancing practitioner on ‘stand by’? I am planning to take a home loan with Santander.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are obtaining a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.
What will a local search tell me about the property we're buying in Grangetown?
Grangetown conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search company such as Xpress Legal The local search plays a central role in most Grangetown conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your new home. The search should supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
Just had an offer accepted on a new build flat in Grangetown. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Grangetown
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I am using a search engine for the phrase on line conveyancing in Grangetown it reveals numerous solicitorslocally. How do I determine which is the right conveyancing solicitor for my move?
The best method of seeking the right conveyancer is through a personal recommendation, so seek the opinion of friends and those you trust who have purchased a property in Grangetown or a local estate agent or mortgage broker. Charges for conveyancing in Grangetown vary, so it's advisable to request a minimum of four fee estimates from different conveyancers. Be sure to seek confirmation that the fees are fixed.