Am I correct in assuming that the fact that my conveyancer in Grangetown is not on my mortgage company's conveyancing panel that there is a problem with the quality of his conveyancing?
That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Grangetown conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
We see that you have a post code search directory listing firms on the Co-operative conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Grangetown?
We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Grangetown.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Grangetown is the location of the property. Can you offer any advice?
Flying freeholds in Grangetown are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Grangetown you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Grangetown may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I'm refinancing my current home to a buy to let loan with TSB and intend to use the remaining equity towards a second property. The area we are interested in is Grangetown. Will your conveyancers be able to act for the two mortgage companies and tie in the two deals?
Do use our search tool on this site to check that the lawyers are on the appropriate lender panels. On the basis that they are your conveyancer should be able to connect the two deals but you should have a chat with you conveyancer and specify your expectations and requirements.
My husband and I are 3 weeks into a freehold purchase having been referred to a firm by the high street agent to handle our conveyancing in Grangetown. I am am starting to be disappointed with the quality of service. Could you help me find new conveyancers?
They would have to be really bad to suggest changing them. Has the mortgage been issued? If so you must inform them of the replacement lawyer and have the loan are re-sent. Your solicitor ideally should be on the banks approved list to avoid escalating costs and delays. That should be your first question of the new lawyers. The search tool should assist you in finding a lender approved conveyancer for your home move in Grangetown
A couple of months ago I was told by my bank that their panel solicitors work on no move no charge basis for conveyancing in Grangetown. My purchase fell through yet the lawyers want search fees! They say the fees are independent!
By offering "no sale no fee" Grangetown conveyancing lawyers are waiving their charges for any work done. We must stress this does not constitute an insurance scheme. you will still be expected to cover any disbursements that your conveyancer has expended on your behalf for instance Grangetown local authority checks