My mortgage broker has asked me for my Queensbury solicitor’s panel reference for the Nationwide conveyancing panel. What is the best way to find this out. I have e-mailed my local Queensbury branch but they don't know it.
Have you tried calling your Queensbury solicitor about this?. Most Queensbury law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
I have given 8 weeks notice to my current landlord and must vacate my let out apartment in Queensbury by the end of next month. Conveyancing on my purchase is progressing. Can I complete in three weeks as I wish to avoid having to find short term accommodation?
The normal practice is not to serve notice on a rental until exchange of contracts has taken place. Assuming that you have not previously done so, update to your conveyancer and urge them to they chase the sellers lawyers, try to an acceptable time-line that everyone will aim towards
I am buying 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 few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Queensbury
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan.
I was recommended by a number of estate agents in Queensbury to get a quote from a solicitor using your seach tool. Is there a financial advantage for Estate Agents to recommend your services rather than alternative conveyancing organisations?
We don’t give any commission for sending work in our direction. We found it would be just too difficult to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
Can you provide any top tips for leasehold conveyancing in Queensbury with the aim of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Queensbury can be reduced where you instruct lawyers the minute you market your property and ask them to put together the leasehold documentation needed by the purchasers’ solicitors. A minority of Queensbury leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If you have carried out any alterations to the property would they have required Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Queensbury state that internal structural alterations or addition of wooden flooring calls for a licence issued by the Landlord consenting to such alterations. Should you fail to have the paperwork to hand you should not contact the landlord without contacting your solicitor before hand. If you have the benefit of shareholding in the freehold, you should ensure that you hold the original share certificate. Organising a new share certificate is often a time consuming process and slows down many a Queensbury conveyancing transaction. Where a duplicate share is needed, you should approach the company director and secretary or managing agents (if relevant) for this at the earliest opportunity.
I am the registered owner of a garden flat in Queensbury. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the sum due for the purchase of the freehold?
in cases where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to decide the premium.
An example of a Lease Extension matter before the tribunal for a Queensbury flat 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 was in relation to 1 flat. The unexpired term as at the valuation date was 71.55 years.
At what point do I pay the Stamp Duty Land Tax due for my purchase in Queensbury?
Most lawyers will fill out a Land Transaction Return Form on your behalf as part of your Queensbury purchase transaction for you to sign. After completion your solicitor will submit the STL Return Form to the Tax Authorities and - assuming they have the money - settle any tax bill liability for you.