I am obtaining a mortgage with Lloyds. My intention is to instruct a Licensed Conveyancer in Queen's Park. Does the Lloyds Conveyancing panel include Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
It is a dozen years since I bought my property in Queen's Park. Conveyancing lawyers have recently been retained on the sale but I am unable to track down the title deeds. Is this a major issue?
You need not be too concerned. Firstly there is a chance that the deeds will be with your mortgage company or they may be archived with the lawyers who oversaw your purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. The vast majority of conveyancing in Queen's Park involves registered property but in the rare situation where your home is unregistered it is more of a problem but is not insurmountable.
I need some expedited conveyancing in Queen's Park as I have an ultimatum to sign on the dotted line in less than one month. Thankfully I do not require a mortgage. Can I decline from having conveyancing searches to save fees and time?
As you are are a cash buyer you have the choice not to do searches although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in Queen's Park the following are instances of what can appear and therefore affect the marketability of the property: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Railway Schemes,...
My husband and I are FTB’s - had an offer accepted, but the estate agent advised that the vendor will only issue a contract if we use the agent's recommended solicitors as they want a ‘quick sale’. My instinct tells me that we should use a family conveyancer who is familiar with conveyancing in Queen's Park
We suspect that the owner is not behind this request. Should the owner want ‘a quick sale', alienating a serious purchaser is is going to put the whole deal at risk. Try to communicate with the owners directly and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you intend to instruct your own,trusted Queen's Park conveyancing firm - rather thanthose that will provide the negotiator at the agency a referral fee or meet his conveyancing thresholds set by head office.
I am a negotiator for a busy estate agent office in Queen's Park where we see a few leasehold sales jeopardised as a result of short leases. I have received contradictory information from local Queen's Park conveyancing solicitors. Could you confirm whether the seller of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
After years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Queen's Park. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We are happy to put you in touch with a Queen's Park conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Queen's Park residence 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 was in relation to 2 flats. The unexpired lease term was 70.02 years.
What are my options where I am unhappy with the lawyer who handled my conveyancing in Queen's Park?
Occasionally the level of service you receive is not as you expect, and unfortunately sometimes things do go wrong. That being said there is recourse where you were not happy with your conveyancing in Queen's Park. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their regulator. If things still aren’t sorted out you may consider enlisting the help of the Legal Ombudsman.