Is the fact that my conveyancer in Griffithstown is not on my mortgage company's solicitor panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. Should you be concerned you should simply call the Griffithstown conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
At what point can the exchange of contracts take place for domestic conveyancing in Griffithstown and do I need to attend the conveyancers branch?
If you are in close proximity to our conveyancing solicitors in Griffithstown you are welcome to come in to sign contracts. That being said, the law practices we work with offer a countrywide conveyancing service and give as equally comprehensive and professional a job for you when dealing with you electronically. The executing of the purchase agreement is not when everything is set in stone. Signing on the dotted line simply enables the firm to exchange contracts at the appropriate time, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Griffithstown)to be in the office available at the end of the phone to exchange contracts.
Just acquired a semi-detached house in Griffithstown , how long will it take for the Land Registry to record my title? My Griffithstown conveyancing solicitor works at snail pace, so I want to be sure the registration is concluded.
As far as conveyancing in Griffithstown is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timeframes can differ subject to the party submitting the application, whether there are errors and if the Land registry communicate with any 3rd persons or bodies. At present roughly 80% of such applications are fully dealt with within two weeks but occasionally there can be extensive hold-ups. Historically registration takes place once the purchaser is living at the premises thus an expedited registration is not usually primary concern yet if it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.
I have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in Griffithstown I like with open areas and railway links nearby, the downside is that it only has 51 years on the lease. There is not much else in Griffithstown for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a home loan the remaining unexpired lease term will be problematic. Reduce the offer by the amount the 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 can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
What are my options where I am dissatisfied with the who did our conveyancing in Griffithstown?
Occasionally the level of service you receive is not as you expect, and unfortunately sometimes matters do not go as planned. Nevertheless there is recourse where you were dissatisfied with your conveyancing in Griffithstown. This varies from trying to resolve matters directly with them, through to reporting a to their regulator. If things still aren’t sorted out you may consider getting in touch with the Legal Ombudsman.