A friend recommended that if I am purchasing in Queensbury I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard Queensbury conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about Queensbury around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Queensbury Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Queensbury Education with maps and statistics, Local Amenities and other useful information about Queensbury.
It has been five months since my purchase conveyancing in Queensbury took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. 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 asset 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.
How does conveyancing in Queensbury differ for new build properties?
Most buyers of new build residence in Queensbury contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is built. This is because new home sellers in Queensbury usually 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 property lawyers 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 Queensbury or who has acted in the same development.
I'm remortgaging my existing property to a buy to let mortgage with Barclays and intend to use the remaining equity as a down payment on another property. The neighborhood we are looking at is Queensbury. Will your solicitors be able to act for both sets of lenders and tie in the transactions?
Make use of our search tool on this site to ensure that the conveyancers are on the relevant lender panels. Having checked that they are the lawyer should be able to simultaneously deal with the two conveyancing matters but you should talk with you solicitor and make apparent your expectations and requirements.
In my capacity as executor for the estate of my father I am selling a house in Cardiff but reside in Queensbury. My solicitor (approximately 250 miles from merequires that I execute a stat dec before completion. Could you suggest a conveyancing practitioner in Queensbury to witness and place their company stamp on the document?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are based in Queensbury
I am a negotiator for a busy estate agent office in Queensbury where we see a number of leasehold sales put at risk due to leases having less than 80 years remaining. I have received inconsistent advice from local Queensbury conveyancing firms. Could you confirm whether the seller of a flat can initiate the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible 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 correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Queensbury. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the premium.
An example of a Lease Extension matter before the tribunal for a Queensbury premises 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 number of years remaining on the existing lease(s) was 71.55 years.