Recently contacted my conveyancing lawyer in Griffithstown who acted for me 18 months ago requesting a conveyancing estimate based on an identical type of house sale & purchase (a leasehold premises and a freehold property) of similar values with a mortgage from Santander. It looks as though am now being quoted double. Should I look for an alternative conveyancer?

The charges are a little high. If you are prepared to spend time scrutinising prices you could get the conveyancing a bit cheaper by perhaps £125. That being said, providing that you were content with the legal work the firm gave you couldcome to rue opting for an an untested lawyer. Remember to be sure the conveyancer can represent Santander. You can make use of our search tool to locate a Griffithstown conveyancing firm on the Santander conveyancing panel, which can often include conveyancing solicitors in Griffithstown.

I am helping my aunt sell her house in Griffithstown. Will the conveyancer order an EPC or it is for me to see to?

Following the demise of Home Packs, energy performance certificates was left as a mandatory part of selling a house. An energy performance certificate needs to be commissioned in advance of the property being placed on the market. This is not something that law firms ordinarily organise. If you are using a Griffithstown conveyancing lawyer they might be willing to arrange EPC’s due to their contacts with reputable Griffithstown energy assessors

I am buying a 4 bedroom semi-detached house in Griffithstown. We would like to an extension at the rear at the property.Will the conveyancing process include enquiries to ascertain if these alterations are allowed?

Your solicitor should check the registered title as conveyancing in Griffithstown will sometimes identify restrictions in the title deeds which prohibit categories of alterations or necessitated the permission of a 3rd party. Certain works need local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.

The mortgage over my property is with HSBC for my property in Griffithstown. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform HSBC?

HSBC must be informed of your intention before letting out your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. You need not do this via a HSBC conveyancing panel firm.

About to purchase a new build flat in Griffithstown. Conveyancing is a frightening process 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 selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Griffithstown

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. 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. Please supply a car parking plan.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Griffithstown is where the house is located. Can you shed any light on this issue?

Flying freeholds in Griffithstown are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Griffithstown you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Griffithstown may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

What are my options where I am dissatisfied with the solicitor who did my conveyancing in Griffithstown?

We live in an imperfect world, and is is a fact of life that every so often matters do not go as planned. Nevertheless there is recourse where you were not happy with your conveyancing in Griffithstown. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their governing body. If you remain dissatisfied you may consider getting in touch with the Legal Ombudsman.