I am considering applying for a Barclays mortgage for purchase of a new build (under development) in Grangetown with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Barclays ?
There is nothing to stop you using your solicitor, but Barclays will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
My partner and I have organised a further advance on our home loan from UBS as we intend to conduct a loft conversion to our home in Grangetown. Are we obliged to choose a high street Grangetown solicitor on the UBS conveyancing panel to deal with the legals?
UBS don't usually instruct 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 UBS conveyancing panel.
I recently had an offer accepted on an apartment in Grangetown. My financial adviser suggested a conveyancing practitioner. I paid an on account payment of £225. Soon after, the conveyancer contacted me embarrassingly acknowledging that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I was told four weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in Grangetown is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I purchased a 4 bedroom Victorian house in Grangetown. Conveyancing lawyer acted for me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Grangetown and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing lawyer who completed the work.
What does commercial conveyancing in Grangetown cover?
Grangetown conveyancing for business premises incorporates a wide array of guidance, given by qualified solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
I am looking for a conveyancing practitioner in Grangetown for my home move. Is it possible to review a firm’s complaints history with the profession’s regulator?
Anyone may find documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator could monitor telephone calls for training requirements.
The lawyers carrying out our conveyancing in Grangetown has forwarded documents to review that state the property is unregistered with epitome documents. Surely all property in Grangetown should be registered?
It is rare for property in Grangetown not to be registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Grangetown conveyancing practitioners will be able to handle this type of conveyancing but in the event that uncertainty reigns the conventional recommendation these days is for the vendor’s solicitor to address the registration formalities first and then sell - this this chain of events will result in a significant delay.