My fiance and I are purchasing a flat in Grangetown. My Conveyancer is not listed on the bank approved panel. Is it possible for me to continue with my Grangetown conveyancing solicitor notwithstanding that they are excluded from the lender panel?
Your options include
- Carry on with your preferred Grangetown solicitor but your mortgage company will no doubt retain a solicitor from their approved list. The net result is additional charges and potential frustration.
- Choose a new lawyer to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
- Convince your solicitor to do everything possible to get listed on the mortgage company conveyancing panel
Last February we completed a house move in Grangetown. We have since encountered a number of issues with the house which we believe were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been ordered as part of conveyancing in Grangetown?
The query is not clear as what problems have arisen and if they are specific to conveyancing in Grangetown. Conveyancing searches and investigations undertaken during the buying process are designed to help avoid problems. As part of the process, a seller completes a document known as a Seller’s Property Information Form. If the information ends up being misleading, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Grangetown.
I am about to put a bid on a leasehold property in Grangetown. The selling agents assure me that it is usual for flats in Grangetown to have less than 75 years left on the lease. I am taking out a loan with Bank of Ireland. Is this going to be a problem if the lease has 70 years remaining.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 21/6/2025 the requirements read as follows :
I am looking for a flat up to £195,000 and found one near me in Grangetown I like with amenity areas and station nearby, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Grangetown for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you need a home loan the shortness of the lease will likely be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.
How do I identify a Grangetown solicitor on the Birmingham Midshires conveyancing panel? I have wheels and am happy to travel upto 25miles to meet the solicitor.
Feel free to make use of the tool on this website. Please select a bank and your location and you will see a number of Grangetown conveyancing lawyers located nearest you. We have detailed some Grangetown conveyancing firms at the bottom of this page and you can ring them to verify if they are on the Birmingham Midshires approved list
I have just started marketing my basement flat in Grangetown. Conveyancing has not commenced, but I have just received a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the invoice as you normally would because all rents and maintenance charges should be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents 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.
Grangetown Leasehold Conveyancing - A selection of Queries before buying
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Where a Grangetown lease has less than 80 years it will affect the value of the apartment. Check with your mortgage company that they are happy with the length of the lease. A short lease means that you will most likely have to extend the lease at some point and it is worth discovering how much this will be. Remember, in most cases you will be required to have been the owner of the premises for 24 months before you are legally able to exercise a lease extension. This question is important as a) areas may result in problems for the block as the common areas may begin to deteriorate if maintenance remain unpaid b) if the leasehold owners have an issue with the running of the building you will want to know about it