My partner and I are planning to acquire a property in Queensbury and have instructed a Queensbury conveyancing practice. Within the last couple of days our property lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Bank of Ireland have this afternoon contacted us to inform me that they have now hit a problem as our Queensbury conveyancer is not on their conveyancing panel. Please explain?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Queensbury lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
We are purchasing a flat in Queensbury. It might be a silly question but how we can trust a conveyancer? On the day of competition we have to send money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Queensbury conveyancer on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
My offer was accepted on a house in Queensbury on 15/12/2025, valuation was booked five days after, all came back fine. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to Aldermore and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Aldermore conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
Despite weeks of looking the Title Certificate and documents to our house are lost. The conveyancers who did the conveyancing in Queensbury 4 years ago have long since closed. What do I do?
These day there are duplicates made of almost everything, and your conveyancer should be aware precisely where to find all the suitable paperwork so you may purchase or dispose of your house without any difficulty. Where duplicates can’t be located, your solicitor may be able to arrange cover in the form of insurance or indemnities protecting you against future claims on the property.
Should I be concerned by brokers that I am dealing with are suggesting a web based conveyancing firm rather than a local Queensbury conveyancing practice?
As is the case with lots of professional services, often suggestions from family and friends can be worth their weight in gold. But there are numerous players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may put forward lawyers to use. On occasion these conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes commercial relationship behind the endorsement. You have the discretion to select your own lawyer. However, bear in mind that many mortgage providers specify a panel list of solicitors you are obliged to use for the mortgage aspect of your home move.
My uncle has recommend that I appoint his conveyancers in Queensbury. Should I choose my own conveyancer?
Much as we are happy to recommend a Queensbury conveyancing lawyer the best way to find a conveyancing lawyer is to have feedback from friends or family who have experience in using the conveyancer you're contemplating using.
Estate agents have just been given the go-ahead to market my garden flat in Queensbury. Conveyancing lawyers have not yet been instructed, but I have just received a half-yearly maintenance charge invoice – Do I pay up?
The sensible thing to do is pay the invoice as usual given that all rents and maintenance charges should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies 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. Having a clear account will assist your cause and will leave you no worse off financially.
I am the proprietor of a ground-floor 1960’s flat in Queensbury. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the premium due for a lease extension?
Absolutely. We are happy to put you in touch with a Queensbury conveyancing firm who can help.
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 affected 1 flat. The unexpired residue of the current lease was 71.55 years.