I was notified yesterday by my lender that my Queen's Park solicitor is not on the bank Solicitor panel. What can I do to be sure that this is correct?
The first thing you need to do is to contact your Queen's Park lawyer directly. You lawyer should inform you what has happened. Where they are not on the panel they may be able to suggest a Queen's Park conveyancing practice that is on the conveyancing panel for your bank.
Can your site be used to find a Conveyancing solicitor in Queen's Park even where I’m not purchasing or selling a house, for instance where I wish to buy an office in Queen's Park with a loan from The Royal Bank of Scotland?
Our search tool is primarily utilised to help choose residential conveyancing solicitors in Queen's Park but we have set out towards the bottom of this page a selection of Queen's Park commercial conveyancing firms. You will need to enquire with the solicitors directly to check if they are also authorised to represent The Royal Bank of Scotland
We are aiming to move home in January. Will my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you put forward a removal company in Queen's Park. Conveyancing solicitor was chosen prior to coming across this site.
On the day of completion you can collect the keys from the estate agent however this can only occur once the previous owners solicitors confirm to the agent that they have the completion monies and the keys can be released. Subsequently you should inform the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can assist you in finding a residential property solicitor in Queen's Park or a lawyer that specialises in conveyancing in Queen's Park.
Can you point me to a directory of Nottingham panel conveyancers in Queen's Park on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. A small selection of mortgage companies make their panel listings open the public online. Where you are looking for a Queen's Park property lawyer on the Nottingham please use our tool.
I am selling my flat. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being difficult. The Queen's Park solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My partner and I are close to exchanging contracts on the sale of our home in Queen's Park and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using a nationwide conveyancing firm as opposed to a conveyancing solicitor in Queen's Park. We have lived in Queen's Park for many years we know of no issue. Do we contact our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I am looking for a ground for flat up to £245,000 and identified one close by in Queen's Park I like with open areas and transport links in the vicinity, the downside is that it's only got 52 years on the lease. There is not much else in Queen's Park suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
Completion is due on our sale of a £275,000 maisonette in Queen's Park next week. The freeholder has quoted £420 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Queen's Park?
Queen's Park conveyancing on leasehold apartments typically involves fees being levied by freeholders :
-
Addressing pre-exchange questions
Where consent is required before sale in Queen's Park
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Queen's Park conveyancing firm to assist?
if there is a missing landlord or if there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to determine the amount due.
An example of a Freehold Enfranchisement case for a Queen's Park premises is 4 & 4A Charteris Road in June 2009. the Tribunal held that the price to be paid for the enfranchisement of 4/4a Charteris Road to be £15,510 for at 4and £15,694 for at 4a This case affected 2 flats. The unexpired residue of the current lease was 70.02 years.