Can the conveyancing practitioners indexed on your site perform right to buy conveyancing in Queen's Park?
We have identified a number of conveyancing firms carrying out right to buy conveyancing matters Please e-mail the lawyers listed with a view to get a conveyancing quote.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Bank of Ireland Solicitor panel ahead of completing my conveyancing in Queen's Park?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I have decided to exercise my right to buy my property in Queen's Park off the council. I have a mortgage offer with Leeds Building Society. Conveyancing is new to me. 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 Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.
I have instructed a Queen's Park property lawyer having checked that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Queen's Park postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Queen's Park.
Our sealed bid on a detached house in Queen's Park has been agreed to, but there is a chain. The sellers have placed an offer on somewhere, however it’s not yet agreed to, and are looking at other properties in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Queen's Park. What should be my next step? When should I get the mortgage application with Yorkshire BS started?
It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of £1k, then survey, Queen's Park conveyancing search charges, etc). The first course of action is to check that your lawyer is on the Yorkshire BS conveyancing panel. Regarding the subsequent stages this very much dictated by the circumstances of your transaction, motivation for this property and on the state of the market. In a buoyant market many purchasers will apply for a home loan with Yorkshire BS and pay for the valuation and only if it was satisfactory would they request their property lawyer to proceed with the conveyancing in Queen's Park.
2 months have elapsed since my purchase conveyancing in Queen's Park completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one round the corner in Queen's Park I like with open areas and railway links in the vicinity, the downside is that it only has 49 years unexpired on the lease. There is not much else in Queen's Park suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage that many years will be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
Following years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Queen's Park. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We can put you in touch with a Queen's Park conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Queen's Park flat 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 remaining number of years on the lease was 70.02 years.
What makes a Queen's Park lease problematic?
Leasehold conveyancing in Queen's Park is not unique. All leases are unique and legal mistakes in the legal wording can sometimes mean that certain provisions are erroneous. The following missing provisions could result in a defective lease:
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Service charge per centages that don't add up correctly leaving a shortfall
You may have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Accord Mortgages Ltd, Barnsley Building Society, and Clydesdale all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the purchaser to withdraw.