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Selecting the right solicitor is the most important decision when it comes to your Victoria Park conveyancing

Top 5 reasons to use our service to assist you choose a high street conveyancing solicitor in Victoria Park

  • 1 Victoria Park property lawyers have a crucial advantage when it comes to Victoria Park conveyancing as they have valuable local knowledge of local authority requirements, planning policies and other issues that will impact your sale or purchase
  • 2 Using a a family Solicitor on the whole means that you will receive a more personal touch. Sometimes when dealing with a large conveyancing firm, your conveyancing is dealt with by a team of people who check what is happening on the file by determining whether the ‘computers says no’.
  • 3 On the balance of probabilities the other side’s conveyancers are based in Victoria Park - if so both parties will have worked on conveyancing matters in the past
  • 4 The mark of a good conveyancing solicitor in Victoria Park is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) sometimes falls short of the high standards of professionalism you would hope for.
  • 5 We are the UKs largest domestic conveyancing directory listing lender approved law practices carrying out conveyancing in Victoria Park who are regulated by the SRA or Council of Licensed Conveyancers.

Examples of recent conveyancing in Victoria Park since January 2021*

Recently asked questions about conveyancing in Victoria Park

I am selling my flat in Victoria Park and the estate agent has just called to say that the purchasers are swapping law firm. The excuse is that the lender will only work with solicitors on their approved list. On what basis would a major mortgage company only work with certain solicitors rather the firm that they want to choose for their conveyancing in Victoria Park ?

Lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that 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. The buyers are not going to have any impact on this.

I am selling my apartment in Victoria Park. Does my conveyancer have to be on the Kent Reliance conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Kent Reliance conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.

There is lots of information on this site about conveyancing in Victoria Park but what is your top tip for finding the right conveyancer in Victoria Park

It would be unwise to be swayed by the lowest Victoria Park conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

We are purchasing a 4 bedroom semi-detached house in Victoria Park. The intention is to convert the garage to an office at the house.Will the conveyancing process include enquiries to ascertain if these alterations are prohibited?

Your conveyancer will check the registered title as conveyancing in Victoria Park will occasionally identify restrictions in the title deeds which prohibit certain alterations or need the consent of a 3rd party. Many extensions call for local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

Our sealed bid on a house in Victoria Park has been agreed to, but there is a chain. The vendors have offered on somewhere, however it’s not been accepted yet, and have viewings of other flats booked. I have instructed a local conveyancing solicitor in Victoria Park. What do I do now? At what stage should I apply for the mortgage with Co-operative?

It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of £1k, then valuation, Victoria Park conveyancing search fees, etc). First, you must check that your lawyer is on the Co-operative approved list. As to the subsequent stages this very much dictated by the specifics of your transaction, desire for this property and on the state of the market. During a rising market many purchasers will apply for the mortgage with Co-operative and arrange for the valuation and only if it comes back ok would they pay their lawyer to move forward with searches.

What will a local search inform me about the house we're purchasing in Victoria Park?

Victoria Park conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations for instance Searches UK The local search plays an important role in many a Victoria Park conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your property. The search will provide data on, amongst other things, details on planning applications applicable to the property (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 thirteen subject areas.

How does conveyancing in Victoria Park differ for new build properties?

Most buyers of new build premises in Victoria Park come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Victoria Park usually purchase the site, 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 used to new build conveyancing in Victoria Park or who has acted in the same development.

Last December I purchased a leasehold flat in Victoria Park. Am I liable to pay service charges for periods before my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Victoria Park - Examples of Questions you should consider Prior to buying

    The prefered form of lease arrangement is a share of the freehold. In this scenario the lessees enjoy being in charge if their destiny and even though a managing agent is frequently employed if the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. Can you inform me if there are any major works in the near future that will likely increase the service costs? Who manages the block?

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Sample of conveyancing solicitors in Victoria Park regulated by the SRA

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

  • Ackland & Co, 68 Llandaff Road, Cardiff, South Glamorgan, CF11 9NL
  • Ellison & Co, 13 Kings Road, Canton, Cardiff, South Glamorgan, CF11 9BZ
  • Francis & Buck, Celtic House, 20 Cathedral Road, Cardiff, South Glamorgan, CF11 9FB
  • Malekin Law Limited, 270 North Road, Cardiff, Cardiff, CF14 3BL
  • Clp Group Limited, Westgate House, Womanby Street, Cardiff, CF10 1BR

Commercial Conveyancing solicitors in Victoria Park regulated by the SRA

The list below is a non-comprehensive list of solicitors in Victoria Park specialising in commercial conveyancing in Victoria Park. This will likely include advice on complex issues under the Landlord and Tenant Act of 1954
  • Ackland & Co, 68 Llandaff Road, Cardiff, South Glamorgan, CF11 9NL
  • Ellison & Co, 13 Kings Road, Canton, Cardiff, South Glamorgan, CF11 9BZ
  • Francis & Buck, Celtic House, 20 Cathedral Road, Cardiff, South Glamorgan, CF11 9FB
  • Malekin Law Limited, 270 North Road, Cardiff, Cardiff, CF14 3BL
  • Clp Group Limited, Westgate House, Womanby Street, Cardiff, CF10 1BR

Domestic Licensed Conveyancers in Victoria Park regulated by the Council of Licensed Conveyancers

Please be aware that the listed conveyancers do not limit their work for conveyancing in Victoria Park but also conveyancing across England and Wales.
  • Beverly Davies Penny, Brunswick House, CF5 1LJ
  • West Coast Conveyancing Limited, 9 Kings Road, CF11 9BZ
  • Griffiths Ings Property Lawyers Limited, 9 Kings Road, CF11 9BZ
  • Susan Cotter & Co, 63 Merthyr Road, CF14 1DD
  • Countrywide Property Lawyers Limited, Brunel House, CF24 0ZZ

*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.