Am I correct in assuming that the fact that my solicitor in Grangetown is not identified on my lender's conveyancing panel that there is a problem with the quality of the firm’s work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 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) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Grangetown conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I am in a contract race with another buyer for a property in Grangetown. What can I do to expedite matters?
First, If the seller is applying a tight deadline to complete it is advisable to make sure that your solicitor is familiar with the location as they will have local relationships and intelligence. It is possible that they would have handled previoushomes in the same road. Therefore consider using a Grangetown conveyancing solicitor. Second, double check that the lawyer is on the on the approved list for your mortgage company. It is claimed that just under twenty per cent of Grangetown conveyancing transactions are delayed or jeopardised after discovering a buyer’s conveyancer was not on their mortgage lender’s member panel. This can often result in the home move being delayed by an average of three weeks. It is estimated that this issue affects approximately one hundred thousand home sales annually. Almost all Grangetown conveyancing practices can not act for certain banks so do check as early as possible.
Can you explain why leasehold purchase conveyancing in Grangetown costs more?
Grangetown leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
Should commercial conveyancing searches reveal proposed roadworks that may affect a commercial property in Grangetown?
Many commercial conveyancing solicitors in Grangetown will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Grangetown. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Grangetown.
For each commercial conveyancing transaction in Grangetown it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Grangetown commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Grangetown.
I was pointed in your direction by three or four local selling agents in Grangetown to locate a property lawyer on your site. Is there a financial inducement for Estate Agents to offer your site ahead of a competitor’s?
We don’t offer any financial incentive for sending work our way. We thought it would be too underhand to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.