Do banks and building societies provide you with an approved list of Grangetown conveyancing solicitors? How do you know who is on the Virgin Money conveyancing panel?

Grangetown conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.

The estate agent has sent us the confirmation of our purchase of a new build flat in Grangetown. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Grangetown

There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

Should I be concerned that estate agents that I am dealing with are recommending a nationwide conveyancing firm as opposed to a High Street Grangetown conveyancing firm?

As with many professional services, often recommendations from connections can be very helpful. Nevertheless there are lots of players in a conveyancing matter; estate agents, mortgage brokers and lenders may recommend solicitors to instruct. Sometimes the solicitors might be known to one of the organisations as experts in their field, but sometimes there exists a financial incentive behind the recommendation. You are at liberty to choose your own lawyer. You need to be aware that most lenders specify a panel list of lawyers you are obliged to use for the lender related work in your transaction.

Looking forward to exchange soon on a studio apartment in Grangetown. Conveyancing lawyers assured me that they are sending me a report within the next couple of days. What should I be looking out for?

Your report on title for your leasehold conveyancing in Grangetown should include some of the following:

Advice as to the provision in the lease to pay service charges - in relation to the building, and the wider rights a lessee enjoys You would want to be sent a copy of the lease The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? if lease provides for a reserve fund?

I am the registered owner of a 1st floor flat in Grangetown, conveyancing was carried out August 2008. Can you work out an approximate cost of a lease extension? Equivalent flats in Grangetown with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 2088

With 64 years remaining on your lease we estimate the price of your lease extension to span between £15,200 and £17,600 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

My folks cant seem to find their Grangetown property on the HM Land Registry site. They recall that sixty years ago when they bought the house there were complications regarding the address not being identified on some systems.

The vast majority of properties in Grangetown should appear. Have you limited your search to just the postcode. Normally it should disclose all the residences inside the postcode. Where registered it will show up with a title number. Where they bought back in the 70’s it's conceivable it may be not yet registered. The property might still be revealed but with the title number shown 'na'. In this scenario you will need to locate the original title documentation which may be with your parent’s lender.