I am in the market for a low cost property lawyer. Should I go for for a nationwide conveyancer as opposed to a local Grantham conveyancing solicitor?
On the whole conveyancing solicitors in your neck of the woods will benefit from good connections with your local authority, which can help with the Grantham conveyancing searches that your conveyancer will need to carry out. It can only assist if they enjoy good rapport with the Local Land Registry Office your area Grantham, other lawyers in the location and Grantham Estate Agents.
My brother and I have recently acquired a property in Grantham. We have since encountered a number of issues with the house which we suspect were missed in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been ordered as part of conveyancing in Grantham?
The question is vague as what problems have arisen and if they are relate to conveyancing in Grantham. Conveyancing searches and investigations undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, the vendor fills in a document referred to as a Seller’s Property Information Form. answers is incorrect, you could possibly take legal action 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 Grantham.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Grantham?
Two types of professional can do conveyancing in Grantham namely licenced conveyancers or solicitors. The two can provide the legal services that you need to complete the disposal or purchase of property. Both are required to handle Grantham conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be professionally conducted and that all requirements and steps will be appropriately followed.
We previously instructed conveyancing lawyers based in Grantham on the Kent Reliance solicitor approved list. They are now charging me a further fee for dealing with the Kent Reliance mortgage. Is this a supplemental conveyancing fee set by Kent Reliance?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your property lawyer can charge a fee for this. The fee is not set by Kent Reliance but by your Grantham conveyancer. Numerous firms on the Kent Reliance panel will charge an ‘acting for lender’ fee and others do not.
I have instructed a Grantham lawyer having checked that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Grantham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
What does commercial conveyancing in Grantham cover?
Grantham conveyancing for business premises covers a broad range of advice, given by regulated solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
I am on look out for some leasehold conveyancing in Grantham. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.
Assuming the lease is registered - and almost all are in Grantham - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I invested in buying a studio flat in Grantham, conveyancing was carried out 3 years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Grantham with an extended lease are worth £211,000. The ground rent is £50 charged once a year. The lease finishes on 21st October 2089
With just 68 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.
My nephew is embarking on her first house purchase, the home loan was agreed last week in principle. When the offer was accepted on flat we contacted the mortgage institution to progress the mortgage application. I was disappointed to learn that mortgage companies do not accept all conveyancer, they must be on their panel, is this right?
Mortgage Companies tend to restrict either the type or the number of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Grantham conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.