We were about to retain a conveyancing solicitor in Queen's Park endorsed on your site but have come across some other costs illustrations on the internet look less pricey – why is this?
You can find many firms of websites advertising so-called cut-price conveyancing, yet more often than not extrafees result in the final bill markedly uplifted. Conveyancers are obliged to make sure that fees listed in terms of engagement should be equitable and be applied The solicitors that we list for conveyancing in Queen's Park set out all legal fees for a standard conveyancing matter.
I'm at the point of viewing apartments in Queen's Park and I am now considering a potential offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with Principality.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are obtaining a mortgage with Principality, ask your prospective lawyers if they are on the Principality conveyancing panel otherwise they can't do the mortgage legal work.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Queen's Park solicitor on the TSB panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Queen's Park. I have a mortgage agreed with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
I used Arc property Solicitors several years past for my conveyancing in Queen's Park. Now, I need my files however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Queen's Park of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Queen's Park differ for new build 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 ready to move into. This is because new home sellers in Queen's Park typically acquire the site, 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 conveyancers 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 accustomed to new build conveyancing in Queen's Park or who has acted in the same development.
Should I be concerned by estate agents that I am dealing with are suggesting a factory type conveyancing firm as opposed to a High Street Queen's Park conveyancing practice?
As with lots of service providers, often referrals from connections can be extremely useful or valuable. Yet there are many players in a conveyancing transaction; estate agents, mortgage brokers and lenders might all put forward lawyers to appoint. Sometimes these solicitors might be known to one of the organisations as experts in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You have the right to appoint your preferred lawyer. However, bear in mind that some lenders have an approved list of conveyancers you have to use for the mortgage aspect of your conveyancing.
I am looking to buy a house and require a conveyancing solicitor in Queen's Park who is on the bank approved panel. Could you point me in the right direction as regards a Queen's Park solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who carry out conveyancing in Queen's Park. We dont recommend any particular firm.