Find a Lender-Approved Local Conveyancer in Grappenhall

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If you have reached us by Googling ‘Conveyancing in Grappenhall’ follow your intuition — you will have a better house move where you instruct a conveyancing solicitor in Grappenhall.

Reasons to use our Grappenhall conveyancing solicitors

  • 1 The practices shown on our web pages have a mix of conveyancing lawyers, legal executives and support staff handling thousands of conveyancing matters each year.
  • 2 This site is the only site that enables you the facility to ensure that your property ownership legalities in Grappenhall will be carried out by a law firm on your bank member panel.
  • 3 Notwithstanding what alternative lawyers advise it could be necessary to attend your lawyer to sign documents. There are various parties with involved in a conveyancing transaction without having to include the postman into the mix.
  • 4 The hallmark of our conveyancing solicitors in Grappenhall is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) often falls short of the high standards of professionalism you would hope for.
  • 5 Our site offers most comprehensive domestic conveyancing directory service identifying mortgage company approved law firms delivering conveyancing in Grappenhall registered with the SRA or CLC.

Examples of recent conveyancing in Grappenhall since February 2024*

Recently asked questions about conveyancing in Grappenhall

I am nearing exchange of contracts for my home in Grappenhall and the estate agent has just called to say that the buyers are changing their solicitor. The excuse is that the bank will only deal with property lawyers on their approved list. On what basis would a major lender only deal with specific law firms rather the firm that they want to appoint to handle their conveyancing in Grappenhall ?

UK lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lending institutions justify this action to a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any sway in the decision.

Last March we completed a house move in Grappenhall. We have since encountered a number of problems with the property which we believe were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been ordered for conveyancing in Grappenhall?

It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Grappenhall. Conveyancing searches and due diligence undertaken during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a seller answers a document known as a Seller’s Property Information Form. If the information proves to be incorrect, you may have a misrepresentation claim against the owner 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 Grappenhall.

Having sold my house in Grappenhall last January yet the purchaser is e-mailing every few hours complaining that her lawyer needs to hear from myconveyancer. What are the post completion sale formalities now that I have sold?

Post completion of your disposal your lawyer is duty bound to deliver the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. If applicable, your solicitor must also send confirmation that the mortgage has been redeemed to the purchasers conveyancers. There is unlikely to be post completion tasks specific conveyancing in Grappenhall.

What can a local search reveal regarding the property we're purchasing in Grappenhall?

Grappenhall conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company for instance PSG The local search is essential in every Grappenhall conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search should provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

How does conveyancing in Grappenhall differ for newly converted properties?

Most buyers of new build or newly converted property in Grappenhall come to us having been asked by the developer to sign contracts and commit to the purchase even before the residence is finished. This is because developers in Grappenhall tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Grappenhall or who has acted in the same development.

Expecting to exchange soon on a garden flat in Grappenhall. Conveyancing solicitors inform me that they will have a report out to me next week. What should I be looking out for?

The report on title for your leasehold conveyancing in Grappenhall should include some of the following:

    You should be sent a copy of the lease You need to be advised what is to be regarded as a Nuisance in the lease It needs to be made clear to you if the lease allows you to alter or improve anything in the property- you should be made aware as to whether any restrictions relates to all alterations or limited to structural alteration, and whether permission is required Are pets allowed in the flat? The length of the lease term. You should be advised as what happens when the lease expires, and informed of the importance of not letting the lease term falling below eighty years
For details of the information to be included in your report on your leasehold property in Grappenhall please ask your lawyer in ahead of your conveyancing in Grappenhall.

Leasehold Conveyancing in Grappenhall - Examples of Questions you should ask before Purchasing

    What is the name of the managing agents? Please note that where the lease has less than eighty years it will have adverse implications on the salability of the property. It is worth checking with your bank that they are happy with residual term of the lease. Leases with less than 80 years remaining means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of what this would cost. Remember, in most cases you will need to own the residence for 24 months before you are entitled to exercise a lease extension. It would be prudent to find out as much as possible concerning the company managing the building as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you will be at the mercy of the managing agents both financially and when it comes to day to day matters like the upkeep of the common parts. You should not be shy to ask other tenants if they are happy with them. On a final note, be sure you know the dates that the service charges are due to the managing agents and specifically what you get for your money.

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Sample of conveyancing solicitors in Grappenhall regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Grappenhall but also conveyancing throughout England and Wales.

  • Fiona Bruce & Co Llp, Justice House, 3 Grappenhall Road, Stockton Heath, Warrington, Cheshire, WA4 2AH
  • Steels Solicitors Limited, 1 Victoria Road, Stockton Heath, Warrington, Cheshire, WA4 2AL
  • Canning & Company, Stanley Chambers, 27 Stanley Street, Warrington, Cheshire, WA1 1EZ
  • Dalgarno Solicitors, 11, Suez Street, Warrington, Cheshire, WA1 1EF
  • Watsons Solicitors Warrington Llp, 13 Bold Street, Warrington, Cheshire, WA1 1DJ

Commercial Conveyancing solicitors in Grappenhall regulated by the SRA

The firms listed below are a non-comprehensive list of solicitors in Grappenhall specialising in commercial conveyancing in Grappenhall. This should include advice on commercial leases including all matters relating to landlord and tenant law
  • Fiona Bruce & Co Llp, Justice House, 3 Grappenhall Road, Stockton Heath, Warrington, Cheshire, WA4 2AH
  • Steels Solicitors Limited, 1 Victoria Road, Stockton Heath, Warrington, Cheshire, WA4 2AL
  • Watsons Solicitors Warrington Llp, 13 Bold Street, Warrington, Cheshire, WA1 1DJ
  • Forshaws Davies Ridgway Llp, 1-5 Palmyra Square South, Warrington, Cheshire, WA1 1BZ
  • Fdr Trustees Limited, 1-5 Palmyra Square South, Warrington, Cheshire, WA1 1BZ

Typically, Grappenhall conveyancing for a purchase has some of the following tasks

  • Solicitor instructed by the purchaser on acceptance of the offer
  • Checking the title to the property
  • Conducting Grappenhall property searches for the title
  • Reviewing draft contract pack and other documentation collated by the seller’s solicitor
  • Submitting enquiries with the seller’s solicitor
  • Agreeing the wording of the purchase agreement
  • Assessing replies supplied by the seller to pre-exchange enquiries
  • Agreeing the wording for a Transfer Deed for completion
  • Advising the purchasing in respect of the mortgage offer: (where appropriate)
  • Drawing up and sending the purchaser a report on title (that is; a breakdown of all findings on the property)
  • Carrying out the key stage of exchanging contracts and then completion of the purchase
  • Preparing and submitting to HM Revenue and Customs the appropriate SDLT forms and payment
  • Dealing with the registration procedures for the purchase and the mortgage (if relevant) at the Land Registry.

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.