Can you vouch for a Nottingham Building Society allowed Grangetown conveyancing solicitor that can complete within 10 days? Am I best advised to go for a high street Grangetown solicitor or a nationwide conveyancer?
We can recommend some very good Grangetown conveyancing firms. Another option is to visit the main road in Grangetown. Approach a couple of law practices and request to speak with a conveyancing solicitor for a fee estimate. Discuss your requirements together with the reasons and ask for a commitment on speed. Appoint the lawyer that appears most efficient.
Completed the sale of my flat in Grangetown last August but my buyer keeps whats apping daily to say her conveyancer needs to hear from mine. What are the post completion sale legalities now that I have sold?
Following your sale your lawyer is obliged to forward the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. If applicable, your solicitor must also confirm that the legal charge in favour of the lender has been discharged to the purchasers solicitors. There are no post completion tasks just for conveyancing in Grangetown.
I am being told by my lawyer that lack of building regulations insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Grangetown?
The right level of lack of building regulations indemnity insurance depends on who your lender is. It would differ for example between Barclays and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
I have paid off my mortgage with Skipton. I assume I don't need a Grangetown property lawyer on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Grangetown. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
It has been three months following my purchase conveyancing in Grangetown took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, no chain conveyancing. Grangetown is where the house is located. Can you shed any light on this issue?
Flying freeholds in Grangetown are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in 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 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.
I am employed by a reputable estate agency in Grangetown where we have experienced a number of flat sales jeopardised as a result of leases having less than 80 years remaining. I have received conflicting advice from local Grangetown conveyancing solicitors. Could you confirm whether the owner of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Leasehold Conveyancing in Grangetown - A selection of Queries before Purchasing
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How long is the Lease? Make sure you find out if there are any onerous prohibitions in the lease. For example it is very common in Grangetown leases that pets are not permitted in certain buildings in Grangetown. If you like the apartmentin Grangetown yet your dog can’t make the move with you then you will be faced difficult decision. How much is the ground rent and service charge?