Am I correct in assuming that the fact that my conveyancer in Grangetown is not identified on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?

That would most likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Grangetown conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

Would the conveyancing practitioners that you recommend conduct auction conveyancing in Grangetown?

We know of a few auction practitioners we can put you in touch with those specialising in auction conveyancing. Grangetown is one of the many locations in which our lawyers have offices.

The estate agent has sent us the confirmation of our purchase of a new build flat in Grangetown. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Grangetown

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I have been on the look out for a ground for flat up to £235,500 and identified one near me in Grangetown I like with open areas and station nearby, however it only has 52 remaining years left on the lease. I can't really find anything else in Grangetown in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

If you require a mortgage the shortness of the lease will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

I have been sourcing a conveyancing lawyer in Grangetown for my remortgage. Is it possible to review a solicitor's complaints history with the legal regulator?

Members of the public may search for presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator could recorded call for training purposes.