Are all Queen's Park Conveyancing Quality Solicitors on the TSB conveyancing panel?
Some major lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
My partner and I have arranged the release of further funds on our home loan from RBS as we want to conduct a loft conversion to our house in Queen's Park. Are we obliged to appoint a bricks and mortar Queen's Park solicitor on the RBS conveyancing panel to deal with the legals?
RBS do not ordinarily require firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS list.
I have finally had an offer on a flat in Queen's Park accepted, but there is a chain. The vendors have offered on somewhere, but it’s not yet tied up, and are looking at other apartments in the pipeline. I have instructed a local conveyancing solicitor in Queen's Park. What do I do now? At what stage do I apply for the mortgage with Nottingham?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx £1k, then survey, Queen's Park conveyancing search costs, etc). First, you must ensure that your solicitor is on the Nottingham conveyancing panel. Concerning the next steps this very much dictated by the circumstances of your case, desire for the property and on the state of the market. During a buoyant market many home buyers would apply for a home loan with Nottingham and pay for the valuation and only if it comes back ok would they ask their solicitor to proceed with searches.
We are downsizing from our property in Queen's Park and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers instructed a nationwide conveyancing firm as opposed to a conveyancing solicitor in Queen's Park. Having lived in Queen's Park for 4 years we know that this is a non issue. Do we get in touch with our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing firm already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Have purchased a a semi-detached house in Queen's Park , What is the estimated time for the Land Registry to record my ownership? My Queen's Park conveyancing solicitor works at snail pace, so I want to check that my ownership is registered.
As far as conveyancing in Queen's Park registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can vary depending on the party submitting the application, whether there are errors and if the Land registry must send notices to any 3rd persons or bodies. At present in the region of three quarters of submission are fully dealt with in less than three weeks but some can be subject to extensive delays. Historically registration takes place after the purchaser has moved in to the property so 'speed' is not usually top priority but where it is urgent that the the registration takes place urgently then you or your solicitor should speak with the land registry and explain the circumstances.
How does conveyancing in Queen's Park differ for newly converted properties?
Most buyers of new build residence in Queen's Park contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is finished. This is because house builders in Queen's Park usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Queen's Park or who has acted in the same development.
Is it possible to swap firm as I have to choose a firm on the Alliance & Leicester conveyancing panel. I instructed a local conveyancing solicitor in Queen's Park five minutes from me but he is not approved by Alliance & Leicester
It would be our pleasure to help you find a conveyancing solicitor in Queen's Park on the Alliance & Leicester panel. Please note that the conveyancers that we on the directory do not pay us fee if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Queen's Park. In making use of the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Queen's Park.
Last April I purchased a leasehold flat in Queen's Park. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the leaseholder of a first floor flat in Queen's Park. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the premium due for the purchase of the freehold?
if there is a missing landlord or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to judgment on the amount due.
An example of a Freehold Enfranchisement decision for a Queen's Park premises is 4 & 4A Charteris Road in June 2009. the Tribunal held that the price to be paid for the enfranchisement of 4/4a Charteris Road to be £15,510 for at 4and £15,694 for at 4a This case related to 2 flats. The number of years remaining on the existing lease(s) was 70.02 years.