I went with a Grangetown based firm for our conveyancing in Grangetown recently. After carefully reading the small print I seewe are liable for charges even if the movefalls through. Would I be best advised to use an on-line solicitor practice who offer no completion no cost conveyancing in Grangetown?
Generally there is a concession along the lines that if "No Sale No Fee" is offered then the conveyancing charges will tend to be be higher to counteract the transactions that do not go ahead. You should be mindful that these deals generally do not protect you from outlay for instance Grangetown conveyancing search expenses.
My wife and I are acquiring a newly constructed flat in Grangetown and my lawyer is advising me that she has to the bank to disclose incentives from the builder. The Estate Agents are hassling me to exchange contracts and I don't want to delay the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My aunt passed away six months ago and as sole heir and executor I was left the house in Grangetown. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this possible?
If you plan to re-mortgage then Bank of Ireland will require that you use a conveyancer on the Bank of Ireland conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Bank of Ireland conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Bank of Ireland mortgage is registered as a charge at the Land Registry.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Grangetown?
There are many registered licenced Conveyancers in Grangetown and Solicitor firms in Grangetown offering conveyancing It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. Both can conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
A relative informed me that in purchasing a property in Grangetown there may be a number of restrictions limiting what one can do in terms of external changes to a property. Is this right?
There are anumerous of properties in Grangetown which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Grangetown should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
After much negotiation I have agreed a price on an apartment in Grangetown. My financial adviser recommended their conveyancers. I paid an upfront payment of £175. Shortly after, the conveyancer contacted me embarrassingly acknowledging that they were not on the HSBC 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 HSBC 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'm converting the mortgage on my existing home to a BTL loan with Halifax and I will use the rest of the raised equity as a deposit on a second house. The location we are looking at is Grangetown. Will your solicitors be able to act for the two mortgage companies and tie in the transactions?
Make use of our search tool on this site to ensure that the solicitors are approved by both mortgage companies. On the basis that they are the lawyer will be able to tie up the two deals but you should talk with you solicitor and make apparent your desired outcome and requirements.
Am I best advised to use a Grangetown conveyancing lawyer in close proximity to the house I am hoping to buy? We have a good friend who can carry out the legal formalities however her office is over three hundred miles drive away.
The benefit of a high street Grangetown conveyancing firm is that you can visit the firm to execute documents, hand in your ID and apply pressure on them where appropriate. They will also have local intelligence which is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and in the main were content that should trump using an unknown Grangetown conveyancing solicitor just because they are local.