My partner and I are buying a newly constructed duplex in Grangetown and my lawyer is telling me that she has to the bank to disclose incentives from the developer. I am nearing the developer’s deadline to exchange contracts and my preference is not to delay matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Forgive me if this question is silly but I am unexperienced as FTB of a two bedroom flat in Grangetown. Do I pick up the keys to the house on completion from my solicitor? If this is the case, I will instruct a local conveyancing solicitor in Grangetown?
On the day of completion you will not be required to attend the conveyancers office in Grangetown. Conveyancing lawyers for you will arrange to send the completion advance to the owner’s lawyers, and once they have received this, you will be invited to collect the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.
I have decided to exercise my right to buy my property in Grangetown off the council. I have a mortgage offer with Nationwide. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
The formalities of my purchase has taken place for my property in Grangetown. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who handled the conveyancing in Grangetown 5 years ago are no longer around. What do I do?
As long as the title is registered the information relating to your proprietorship will be evidenced by HMLR under a Title Number. It is easy to conduct a search at the Land Registry, identify your property and secure current copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
I need to instruct a conveyancing practitioner in Grangetown for my house move. Is there any facility to check a firm’s complaints history with the legal regulator?
Anyone may see published Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training requirements.
I need to consider costs for conveyancing in Grangetown from various lawyer and choose one. Do I tell them to hold tight until I have found somewhere to acquire.
We would recommend that you only request your lawyer to open a file and order searches once the sales confirmation has been issued by the selling agent especially as Grangetown conveyancing searches are a couple of hundred pounds.