I went with a Queensbury based lawyer for our conveyancing in Queensbury yesterday. Upon checking the Ts and Cs I seewe are liable for charges even if the sale aborts. Should I go with them or instruct a web based firm advertising no completion no charge conveyancing in Queensbury?
Generally there is a concession along the lines that if "No Sale No Fee" is offered then the fee levels will tend to be be uplifted to neutralise the conveyances that fail to complete. Do bear in mind that these schemes tend not to protect you from disbursements such your Queensbury conveyancing search expenses.
My partner and I are nearing an exchange on a property in Queensbury and my mum and dad have sent the ten percent deposit to my conveyancer. I am now advised that as the deposit has been received from someone other than me my property lawyer needs to disclose this to my bank. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is not just from me. I advised the mortgage company about my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
Your conveyancer is obliged to check with the bank to ensure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only disclose this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
I am planning to acquire a house and require a conveyancing solicitor in Queensbury who is on the Yorkshire Building Society conveyancing. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Yorkshire Building Society in certain locations such as Queensbury. We dont recommend any particular firm.
Forgive me if this question is silly but I am new to the house moving as a 1st time buyer of a garden flat in Queensbury. Do I receive the keys to the house on completion from my conveyancer? If so, I will instruct a High Street conveyancing solicitor in Queensbury?
On the day of completion you will not be required to attend the conveyancers office in Queensbury. Conveyancing lawyers for you will arrange to send the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you will be able to pick up the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.
is it true that all Queensbury solicitor practices on the HSBC conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the HSBC conveyancing panel they would need to be governed by the SRA. The majority of mortgage companies do list licenced conveyancers on their panel and in that case the firms would be regulated by the CLC.
My offer was accepted on an apartment in Queensbury on 4/3/2026, valuation was booked 3 days after, received a clean bill of health. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Queensbury is where the house is located. Can you offer any opinion?
Flying freeholds in Queensbury are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Queensbury you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Queensbury may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Do you have any advice for leasehold conveyancing in Queensbury with the aim of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Queensbury can be bypassed if you appoint lawyers the minute you market your property and ask them to collate the leasehold documentation which will be required by the purchasers’ conveyancers. If you have had conflict with your landlord or managing agents it is essential that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to reveal the dispute as historic as opposed to unsettled. The majority of freeholders or Management Companies in Queensbury levy fees for supplying management packs for a leasehold premises. You or your lawyers should discover the actual amount of the charges. The management pack can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Queensbury. If you hold a share in a the Management Company, you should make sure that you have the original share certificate. Arranging a new share certificate can be a time consuming formality and delays many a Queensbury conveyancing deal. If a reissued share certificate is required, do contact the company director and secretary or managing agents (if applicable) for this as soon as possible.
We have reached the end of our tether in trying to purchase the freehold in Queensbury. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to calculate the amount due.
An example of a Lease Extension decision 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 related to 1 flat. The unexpired term as at the valuation date was 71.55 years.