Please could you vouch for a Bank of Ireland sanctioned Grangetown conveyancing firm that can complete within under 3 weeks? Would it be better to use a high street Grangetown practice or an internet conveyancer?
We can recommend some very good Grangetown conveyancing firms. Another option is to visit the high street in Grangetown. Approach a couple of law practices and request to see a conveyancing solicitor for a costs illustration. Mention your deadline together with your reasons and get an assurance on speed. Appoint the one that appears most efficient.
This question may be naive but I am new to the process as a first time buyer of a ground floor flat in Grangetown. Do I collect the keys to the house on completion from my solicitor? If this is the case, I will find a local conveyancing solicitor in Grangetown?
On the day of completion you will not be required to go to the conveyancers office in Grangetown. Your solicitors will electronically transfer the completion advance to the owner’s conveyancers, and once they have received this, you will be able to collect the keys from the Estate Agents and start moving into the property. Usually this occurs between 1 and 3pm.
When it comes to lenders such as Santander, do Grangetown property lawyers have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any lender fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
We previously selected solicitors locally in Grangetown on the Yorkshire BS solicitor approved list. They have just billed me a further sum for handling the Yorkshire BS mortgage. Is this an additional conveyancing fee specified by Yorkshire BS?
Provided it is contained in their Terms and Conditions or estimate then yes your lawyer may levy a fee for this. The fee is not dictated by Yorkshire BS but by your Grangetown lawyer. Some firms on the Yorkshire BS panel will levy an ‘acting for lender’ fee and others do not.
I am selling our property in Grangetown and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a nationwide conveyancing outfit rather than a conveyancing solicitor in Grangetown. Having lived in Grangetown for six years we know that this is a non issue. Do we contact our local Authority to seek clarification need.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Due to the encouragement of my in-laws I had a survey completed on a property in Grangetown prior to appointing solicitors. I have been advised that there is a flying freehold element to the house. The surveyor advised that some mortgage companies will not grant a mortgage on this type of house.
It depends who your proposed lender is. Santander has different instructions for example to Nationwide. If you contact us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Grangetown. Conveyancing will be smoother if you use a solicitor in Grangetown especially if they are accustomed to such properties in Grangetown.
In what way does the Landlord & Tenant Act 1954 impact my business premises in Grangetown and how can your lawyers assist?
The particular law that you refer to affords a safeguard to commercial lessees, granting the a statutory right to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and handle your commercial conveyancing in Grangetown