I am getting a mortgage offer from Santander. My intention is to use a Licensed Conveyancer in Grangetown. Does the Santander Conveyancing panel include Licensed Conveyancers?

The Santander conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

I am acquiring a property without a mortgage in Grangetown. I have lived for the last dozen years in Grangetown. Conveyancing searches are a lot of money. Given that I have knowledge of the area and road very well must I have all the conveyancing searches?

In the absence of a mortgage, then almost all of the Grangetown conveyancing searches are optional. Your solicitor will ’encourage you, no-doubt strongly, that you should have searches done, but she has a professional duty to take that path of guidance. One thing to take into account; if you are likely to dispose of the house in the future, it will be of importance to your prospective buyer what the searches contain. On occasion properties with day to day issues can still show up unfavourable search results. A competent conveyancing solicitor in Grangetown should be able to give you some helpful advice in this regard.

I have todaybecome aware that Arc property Solicitors have been shut down. They conducted my conveyancing in Grangetown for a purchase of a leasehold apartment 18 months ago. How can I be sure that my home is in my name in the name of the previous owner?

The easiest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Grangetown conveyancing specialists.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Grangetown. Conveyancing is daunting 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 conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Grangetown

Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

I have been advised by various family members to expect up to two months for Grangetown conveyancing to complete.This was 3 ago. The property information was only forwarded to my solicitor a few days ago so now does it countdown?

You need to be pragmatic about timelines. Property transactions in Grangetown takes on average about ten weeks. This timeframe is not because lawyer are slow and deliberately delay matters. The amount of money involved in purchasing any property is so high, the purchaser's solicitor having to raise a wide range of enquiries, searches and further checks to protect the purchaser and their mortgage company (if there is to be a home loan) from expensive, avoidable problems. These investigations involves seeking information from an array of different parties, for example other property lawyer, local councils, private companies, mortgage companies. Many of these are well organised. Plenty are not. And remember, no matter how quickly your property lawyer do their part, if the people you are purchasing from or are selling to aren't ready, nothing can move forward until they are.