My fiancee and I are buying our first property. The lawyer has texted usto check if we wish to purchase extra conveyancing searches. We are really unsure what's necessary for conveyancing in Queen's Park
The scope of Queen's Park conveyancing searches depends primarily on the premises, the location, the possibility of any of these risks, your familiarity of the locality and risks, your overall appetite to risk. What is important is that you properly appreciate what information each search could give you. You may then decide if you personally think you need that information. Should you be in doubt, ask the solicitor to guide you.
I had intended to instruct a property lawyer in Queen's Park for our home move. Our financial adviser informed us that our bank Britannia won't deal with them. Why is this not regarded as unfair competition?
Banks on the whole restrict either the type or the volume of conveyancing practices on their member panel. Typical examples of such restriction(s) being that a law practice must not be a sole practitioner. In addition to restricting the profile of firm, a few banks have decided to limit the amount of solicitor practices they use to represent them. Be aware that Britannia have no responsibility for the quality of advice provided by any member of Britannia Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels a few years ago even though there remains mixed opinions about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry indicate that plenty of law firms, including some in or near Queen's Park only execute very few conveyances per annum.
What is the difference between a licensed conveyancer and conveyancing solicitor in Queen's Park
Two types of professional can execute conveyancing in Queen's Park namely CLC regulated conveyancers or solicitors. The two can handle the legal services that you need to complete the sale or purchase of property. They are both duty bound to conduct Queen's Park conveyancing to the same quality and guidelines so you may be sure that your conveyancing will be professionally administered and that all requirements and procedures will be accurately taken.
I had a mortgage agreed in principle with RBS. Queen's Park conveyancing lawyers were selected. What is the average time that one could expect to receive a mortgage offer from RBS?
There is no definitive answer here. Have RBS completed the survey? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My fiancee and I are in the throws of viewing houses in Queen's Park and I am about to put in an offer. Is it wise to have a conveyancer on ‘stand by’? I intend to finance via a mortgage with Santander.
It would be advisable to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are getting a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Queen's Park?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Queen's Park. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Queen's Park is the location of the property. Can you shed any light on this issue?
Flying freeholds in Queen's Park are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Queen's Park you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Queen's Park may determine 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 residence.
Taking into account that I am about to spend hundreds of thousands of pounds on a two bedroom apartment in Queen's Park I would like to have a conversation with the conveyancer concerning thehome move before appointing the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor due to be carrying out your conveyancing in Queen's Park.There is no ‘factory style conveyancing’ - each client is unique individual, not a file reference. The solicitors that we put you in touch with believe that the fees you are provided with for residential conveyancing in Queen's Park should be the amount on the final invoice that you are charged.