The loan agreement from Nationwide for the remortgage of my 4 room flat is coming imminently. Are you able to suggest a cheap conveyancing law firm in Grangetown?
You are on the wrong site if you are seeking the cheapest conveyancing solicitors in Grangetown. We can offer you affordable conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint companies offering the bait of £100 conveyancing in Grangetown. In your best case scenario, in choosing a lawyer for cheap conveyancing, you will get your money’s worth and at worst you will end up invoiced for additional fees and still not receive the service expected.
Our grandson is buying a house that has just been built in Grangetown with a mortgage from TSB. His lawyer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the TSB conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would much rather use a specialised conveyancing solicitor in Grangetown?
Do check but the the likelihood is that allocate you one of their panel lawyers if you want the "fee-free" offer. Speak to the lender to ask if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Grangetown.
My husband and I have organised a further advance on our home loan from Skipton as we wish to carry out improvements to our house in Grangetown. Are we obliged to appoint a local Grangetown solicitor on the Skipton conveyancing panel to deal with the paperwork?
Skipton don't usually instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton conveyancing panel.
I recently had an offer accepted on a house in Grangetown. My financial adviser recommended their conveyancers. I paid an on account payment of £175. A few days later, the solicitor contacted me sheepishly admitting that they were not on the Barclays 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 Barclays 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 am due to exchange contracts on my house. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being problematic. The Grangetown solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My wife and I have a renovated Edwardian property in Grangetown. Conveyancing practitioner represented me and Halifax. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold under the exact same address. Is it worth asking Halifax to clarify?
You should review 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 proprietor 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 mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with the conveyancing solicitor who conducted the purchase.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Grangetown is where the house is located. Can you offer any guidance?
Flying freeholds in Grangetown are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Grangetown you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Grangetown may determine 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 residence.