Is it possible for conveyancing in Queensbury to be done in less than two weeks?
First, If you are under time constraints for your conveyancing we would recommend that your solicitor is familiar with the location as they will make use of local relationships and intelligence. It is possible that they may have transacted previoushouses in the same neighbourhood. You would be best advised to use a Queensbury conveyancing firm. Second, double check that the conveyancing firm is on the on the approved list for your mortgage company. It is understood that just under twenty per cent of Queensbury conveyancing deals are suspended or derailed after discovering a purchaser’s lawyer was not on their banks member panel. This can often result in the home move being frustrated by an average of three weeks. It is believed that this issue affects in the region of one hundred thousand home moves every year. Many Queensbury conveyancing firms can not represent certain banks so do check at the outset.
We wanted to use a property lawyer in Queensbury for our house move. Our broker has since notified us that our bank Aldermore won't deal with them. Why is this not regarded as unfair competition?
Banks in the main restrict either the category or the amount of conveyancing practices on their panel. A common example of such criteria being that a firm must have two or more partners. As well as restricting the type of firm, a few banks have limited the number of solicitor practices they allow to represent them. Be aware that Aldermore have no responsibility for the quality of advice provided by any member of Aldermore Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago even though there remains differing views regarding the extent of solicitor engagement in some of that fraud. Statistics from the Land Registry indicate that hundreds of law firms, including some in or near Queensbury only perform a couple conveyances per annum.
My friend suggested that where I am purchasing in Queensbury I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Queensbury conveyancing searches. It is not a small report of about 40 pages, listing and detailing important 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 local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Queensbury Education with maps and statistics, Local Amenities and other useful data regarding Queensbury.
I have a semi-detached Georgian property in Queensbury. Conveyancing solicitor represented me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Queensbury and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with your conveyancing lawyer who conducted the conveyancing.
I opted to have a survey done on a property in Queensbury before retaining lawyers. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some lenders may refuse to grant a mortgage on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Queensbury. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Queensbury to see if the conveyancing costs will increase in light of this.
I have just appointed agents to market my basement flat in Queensbury. Conveyancing is yet to be initiated, however I have just received a half-yearly maintenance charge demand – Do I pay up?
It best that you pay the invoice as you normally would given that all rents and maintenance charges should be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I have given up trying to purchase the freehold in Queensbury. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. 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 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 unexpired term was 71.55 years.