IfI was to acquire a straightforward housein Queensbury mortgage fee and dispense with a survey and no local authority searches how much should I expect to have to pay for conveyancing in Queensbury?
Any savings you would make would be limited to the Queensbury conveyancing searches. A lawyer still be obliged to do everything else - money laundering, correspond with the vendors conveyancer, stamp duty submission, register the title etc. You might save a bit for them not needing to register a mortgage but it won't be a lot.
Do all mortgage companies provide you with an approved list of Queensbury conveyancing solicitors? How do you know who is on the Yorkshire BS conveyancing panel?
Queensbury conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
four months have gone by following my purchase conveyancing in Queensbury 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.
About to purchase a new build flat in Queensbury. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Queensbury
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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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
Over the last few months I have been searching for a flat up to £245,000 and identified one near me in Queensbury I like with a park and railway links nearby, the downside is that it only has 61 years unexpired on the lease. There is not much else in Queensbury for this price, so just wondered if I would be making a mistake purchasing a short lease?
If you need a home loan that many years will be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
I work for a long established estate agency in Queensbury where we see a number of flat sales put at risk as a result of short leases. I have received contradictory information from local Queensbury conveyancing firms. Please can you confirm whether the seller of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having 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 before, or simultaneously with completion of the sale.
An alternative approach is 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.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Queensbury conveyancing firm to represent me?
You certainly can. We are happy to put you in touch with a Queensbury conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Queensbury property 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 related to 1 flat. The unexpired residue of the current lease was 71.55 years.