Last March we completed a house move in Grangetown. We have noticed several issues with the house which we consider were missed in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that needed to have been conducted as part of conveyancing in Grangetown?
The query is not clear as what problems have arisen and if they are relate to conveyancing in Grangetown. Conveyancing searches and due diligence initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a seller answers a form called a Seller’s Property Information Form. answers ends up being inaccurate, then you may have a claim against the vendor 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.
Why do I have to pay up front when it comes to conveyancing in Grangetown?
Where you are retaining lawyers for conveyancing in Grangetown your lawyer will request that you to provide them with monies to cover the search fees. Ordinarily this is asked for to cover the fees of the Local Authority Search. If any down payment is payable against the sale price then this will be needed immediately in advance of exchange of contracts. The closing balance that is needed will be payable a few days prior to the completion date.
We are buying a flat in Grangetown. It might be a silly question but how we can trust a lawyer? On the day of competition we have to put money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We had chosen conveyancing lawyers based in Grangetown on the Santander solicitor approved list. They are now charging me a supplemental sum for the legal aspects of the Santander mortgage. Is this an additional conveyancing fee specified by Santander?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancer may charge a fee for this. This fee is not dictated by Santander but by your Grangetown conveyancer. Numerous firms on the Santander panel will levy ’dealing with mortgage’ fee and others do not.
I am expecting a AIP from Santander this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Grangetown solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Grangetown solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
Just had an offer accepted on a new build apartment in Grangetown. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Grangetown
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Are there any apps to assist me to locate a Grangetown solicitor on the Chelsea Building Society conveyancing panel? I have a car and am happy to travel upto 25kilometers to meet the conveyancer.
You can use the search on this website. Please select a bank and your location and you will see a number of Grangetown conveyancing lawyers locally. We have listed some Grangetown conveyancing firms towards the end of this page and you can ring them to see if they are on the Chelsea Building Society member panel
Estate agents have just been given the go-ahead to market my basement apartment in Grangetown. Conveyancing has not commenced, however I have recently had a quarterly maintenance charge demand – should I leave it to the buyer to sort out?
It best that you discharge the invoice as usual as all ground rent and maintenance invoices will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until 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. This will smooth the conveyancing process.
Leasehold Conveyancing in Grangetown - Sample of Queries before buying
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Is anyone aware of any major works anticipated that will add a premium to the maintenance fees? What is the length of the lease? Does the lease have onerous restrictions?