I am in the throes of swapping over from my current homeowner loan to a BTL Birmingham Midshires mortgage. The bank has said that I must appoint a solicitor as part of the process. I spoke to the same Queensbury conveyancing practitioner who who completed the conveyancing when I originally purchased the house. The costs illustration provided of £450 plus VAT is an eye-watering amount to do this as I am not require purchase conveyancing - it’s simply a straightforward remortgage.
The estimate fees are a bit high. If you you were to look around you may be able to shave off some of the expense by as much as £100 plus VAT. That being said, if you were pleased with the legal work the firm offered you couldcome to rue opting for an a cheaper solicitor. Don't forget to be sure the conveyancer can act for Birmingham Midshires. You can make use of our search tool to find a Queensbury conveyancing firm on the Birmingham Midshires conveyancing panel, which can often include conveyancing solicitors in Queensbury.
Are the Queensbury conveyancing solicitors identified as being on the Santander conveyancing panel, together with their details provided by Santander?
Queensbury conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
Is it necessary to pay for insurance to address the risk of chancel repairs when acquiring a residence in Queensbury?
Unless a prior acquisition of the property took place after 12 October 2013 you could take it that lawyers carrying out conveyancing in Queensbury to remain recommending a chancel search and or chancel repair liability insurance.
My wife and I own a terraced Victorian house in Queensbury. Conveyancing lawyer acted for me and Barclays . I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Queensbury and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing practitioner who carried out the work.
I am a negotiator for a reputable estate agency in Queensbury where we see a few leasehold sales put at risk due to leases having less than 80 years remaining. I have received inconsistent advice from local Queensbury conveyancing firms. Please can you clarify whether the seller of a flat can start the lease extension process for the buyer?
Provided that the seller has owned the lease 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 proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
Alternatively, it may be possible 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 am the proprietor of a ground flat in Queensbury. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?
Where there is a absentee landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to calculate the sum to be paid.
An example of a Lease Extension decision 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 was in relation to 1 flat. The unexpired term as at the valuation date was 71.55 years.
Is planning permission necessary to convert a house into multiple appartments in Queensbury? This has occurred to a house opposite to my home in Queensbury and was not aware of the conversion until after the works were complete.
Planning Permission yes. Building Reg Approval yes.