I am in need of a property lawyer. Do I opt for a web based conveyancer rather than a high street Grangetown conveyancing solicitor?
Grangetown is a unique place, where local know-how counts for a lot. The laid-back lifestyle has an upside – but not when it comes to your home move. The property lawyers that we recommend possess vast Grangetown intelligence with a professional, hands-onattitude that ensures everything runs smoothly. It will certainly help if they can make use of good rapport with mortgage brokers, local authorities, surveyors and counterpart Grangetown conveyancing firms
The sellers of the property we are purchasing have instructed a conveyancing firm in Grangetown who has suggested a lock out agreement with a non-refundable deposit of 5k. Are such agreements sensible?
This form of preliminary agreement isn't common in Grangetown, conveyancers will often try and steer clients away from them as they detract from the primary objective, namely conveyancing and if you end up losing your deposit then the solicitor at best left with an upset client and at worst a litigious one. Secondly, there is no certainty that just because the owner has entered into a lock out contract they will sell to you. They may breach the agreement if they are offered sufficient offer to do so because a wronged buyer with the benefit of a lockoutcontract will still have to establish consequential losses from the breach and this may not amount to the financial benefit that your seller may obtain by reneging on the contract, no matter how morally shameful that may be.
This question may be naive but I am unseasoned as a 1st time buyer of a garden flat in Grangetown. Do I receive the keys to the house on completion from my solicitor? If so, I will appoint a local conveyancing solicitor in Grangetown?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you should be invited to collect the keys from the Estate Agents and move into your new home. Usually this occurs early afternoon.
We are getting a further advance on our mortgage from Bank of Ireland as we wish to conduct a loft conversion to our home in Grangetown. Are we obliged to choose a nearby Grangetown solicitor on the Bank of Ireland conveyancing panel to deal with the legals?
Bank of Ireland would not normally appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland conveyancing panel.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Grangetown conveyancing practitioner on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
My relative recommended that if I am buying in Grangetown I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Grangetown conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Grangetown around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Grangetown Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data regarding Grangetown.
Have completed on a a terraced house in Grangetown , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Grangetown conveyancing solicitor works at snail pace, so I want to check that my name is registered.
As far as conveyancing in Grangetown is concerned, registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can vary subject to who lodges the application, whether there are errors and if the Land registry communicate with any 3rd parties. As of today in the region of three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be longer hold-ups. Registration occurs once the purchaser has moved in to the property thus registration formalities is not usually primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer should contact the land registry and explain the circumstances.
I have just started marketing my 2 bed apartment in Grangetown.Conveyancing lawyers have not yet been instructed but I have recently had a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is clear the service charge as normal because all rents and service invoices should be allottedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially