My wife and I are purchasing a 1 bedroom flat in Grangetown with a mortgage. We would like to retain our Grangetown lawyer, but the bank says she’s not on their "panel". We have to appoint one of the lender panel firms or keep our Grangetown lawyer and pay for one of their panel ones to represent them. We feel that this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Grangetown conveyancing lawyer to apply to be on the conveyancing panel.
Can I be sure that the Grangetown conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Grangetown seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer handling your conveyancing.
We are getting the release of further funds on our mortgage from TSB as we intend to carry out renovations to our property in Grangetown. Are we obliged to appoint a bricks and mortar Grangetown solicitor on the TSB conveyancing panel to deal with the paperwork?
TSB do not ordinarily require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB conveyancing panel.
I have decided to exercise my right to buy my property in Grangetown off the council. I have a mortgage agreed with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
We are purchasing a house and the solicitor has mentioned Chancel Repair to which the property could be liable given it’s proximity to the area of such a church. He has suggested insurance. Is this strictly warranted for conveyancing in Grangetown
Unless a previous purchase of the house took place post 12 October 2013 you could take it that conveyancing practitioners carrying out conveyancing in Grangetown to remain recommending a chancel search and or insurance against a claim.
I am looking for a flat up to £245,000 and found one near me in Grangetown I like with amenity areas and transport links in the vicinity, however it's only got 51 years unexpired on the lease. I can't really find anything else in Grangetown in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the offer 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 may request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.
I have been pointed in your direction by numerous selling agents in Grangetown to locate a property lawyer on your site. What’s the financial incentive for Estate Agents to offer your site over another?
We don’t offer any financial incentive for sending work to this site. We thought it would be too underhand to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
What are your top tips when it comes to finding a Grangetown conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a solicitor for your lease extension (regardless if they are a Grangetown conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Grangetown conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:
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Can they put you in touch with clients in Grangetown who can give a testimonial?
Leasehold Conveyancing in Grangetown - Sample of Questions you should consider before buying
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Please inform me if there are any major works in the near future that could add a premium to the service charges? What is the length of the lease?