Am I correct in assuming that the fact that my solicitor in Queensbury is not identified on my bank's conveyancing panel that there is a problem with the standard of his work?
That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Where you are concerned you should contact the Queensbury conveyancing firm and ask them why they are no longer on the approved list for your lender.
In what way does my ID and proof of funds have anything to do with my conveyancing in Queensbury? Why is this being asked of me?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to check the identification documents of the person or body they are dealing with before they can accept their conveyancing retainer. The Terms and Conditions that you are required to sign will no doubt reaffirm this. Your lender will also require certain documents to be viewed. Where you are unwilling to supply identification documents, your solicitor would not be able to act for you.
Should my lawyer be making enquiries concerning flooding as part of the conveyancing in Queensbury.
Flooding is a growing risk for lawyers carrying out conveyancing in Queensbury. Some people will purchase a property in Queensbury, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, but there are a number of searches that can be undertaken by the purchaser or on a buyer’s behalf which should figure out the risks in Queensbury. The conventional set of property information forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to find out whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the vendor, then a purchaser could commence a compensation claim as a result of such an incorrect reply. A buyer’s conveyancers will also carry out an enviro search. This should disclose if there is any known flood risk. If so, additional investigations will need to be initiated.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Queensbury. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Queensbury
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I have been on the look out for a leasehold apartment up to £235,500 and found one near me in Queensbury I like with amenity areas and station in the vicinity, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Queensbury for this price, so just wondered if I would be making a grave error purchasing a short lease?
If you require a home loan the shortness of the lease will likely be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
I am looking to sell my house. My previous solicitors closed down. I would be grateful for any recommendation of a conveyancing firm. Im based in Queensbury if that affects matters.
Do use our search tool to help you find a solicitor for your conveyancing in Queensbury. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.