Can I use your services to locate a Conveyancing solicitor in Queensbury even if I’m not buying or disposing of a house, for example if I intend to acquire an office in Queensbury with a mortgage from Britannia?
The service is predominantly used to help choose domestic conveyancing solicitors in Queensbury but we have recorded at the bottom of this page some Queensbury commercial conveyancing firms. You should make contact with the firm directly to check if they are also authorised to represent Britannia
We have agreed to purchase a house in Queensbury. One unusual aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Co-operative your lawyer must comply with the formal instructions set out in Section two of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and solicitors are required to report to Co-operative where a lease fails to comply with these conditions. The conditions relate to the installation of panels on properties countrywide and is not limited to Queensbury.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Queensbury lawyer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I recently had an offer accepted on an apartment in Queensbury. My mortgage broker pressured me to appoint their lawyer. I paid an upfront payment of £150. Shortly after, the solicitor called me to say that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I used Action Conveyancing a few years ago for my conveyancing in Queensbury. Now, I need the files however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Queensbury of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I opted to have a survey carried out on a property in Queensbury before retaining solicitors. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some banks tend not grant a loan on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. If you call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Queensbury. Conveyancing will be smoother if you use a solicitor in Queensbury especially if they regularly deal with such properties in Queensbury.
There are only 62 years unexpired on my flat in Queensbury. I need to get lease extension but my freeholder is can not be found. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to demonstrate that you have done all that could be expected to find the freeholder. In some cases an enquiry agent should be useful to carry out a search and to produce an expert document to be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor both on devolving into the landlord’s absence and the vesting order request to the County Court covering Queensbury.
I am the leaseholder of a basement flat in Queensbury. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium due for a lease extension?
if there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to calculate the premium.
An example of a Lease Extension decision for a Queensbury residence is 20 Orchard Court Stonegrove in June 2009. The tribunal decided that a premium of £11,040 should be payable for the new lease This case affected 1 flat. The remaining number of years on the lease was 71.55 years.
There are numerous houses in Queensbury on private roads. My wife and I are buying such a house. What are the advantages and disadvantages of buying a house on a private road?
Queensbury conveyancing firms are familiar with conveyancing homeson private. The lawyer will investigate title to find any rights or responsibilities. In many cases there is a management company (wholly owned by residents) that owners make annual contributions for the upkeep of the road. If one exists, the road will likely be maintained and look better than publicly owned.