Is the fact that my solicitor in Griffithstown is not identified on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% 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. 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 lender.
When will exchange of contracts take place for sale conveyancing in Griffithstown and do I need to attend the solicitors office?
If you are near to our conveyancing solicitors in Griffithstown you are invited in to sign documents. However, the firms we work with provide a countrywide conveyancing service and give just as diligent and professional a job for you when communicating with you electronically. The executing of the contract is not the point of no return. Signing on the dotted line is necessary for the conveyancer to address the formalities when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, 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 bought a semi-detached house in Griffithstown , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Griffithstown conveyancing solicitor has been very slow, so I want to check the land registry aspects are addressed.
As far as conveyancing in Griffithstown registration is no quicker or slower than the rest of the country. Rather than based on location, timescales can adjust according to the party submitting the application, whether it is in order and whether the Land registry need to notify any third persons or bodies. As of today approximately three quarters of such applications are fully addressed within two weeks but some can be subject to protracted delays. Historically registration is effected after the buyer has moved in to the premises so an expedited registration is not typically an essential issue but if it is urgent that the the registration takes place urgently then you or your lawyers can contact the land registry and explain the circumstances.
I have been on the look out for a ground for flat 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's only got 52 years unexpired on the lease. There is not much else in Griffithstown for this price, so just wondered if I would be making a grave error purchasing a short lease?
If you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
What can I do where I am not happy with the who did my conveyancing in Griffithstown?
We live in an imperfect world, and unfortunately every so often matters do not go as planned. However there is recourse if 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 resolved you may consider enlisting the help of the Legal Ombudsman.