My husband and I are hoping to purchase a property in Queen's Park and have instructed a Queen's Park conveyancing practice. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. HSBC Bank have this afternoon contacted us to advise us that they have now hit a problem as our Queen's Park lawyer is not on their approved list of lawyers. Please explain?
When purchasing a property with the benefit of a mortgage it is conventional for the purchasers' lawyers to also act for the purchaser's lender. 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 Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Queen's Park solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
We are planning to buy with Melton Mowbray Building Society. We have called around locally yet am struggling to find a Queen's Park conveyancing firm on the Melton Mowbray Building Society approved list. Can you help?
Feel free to take advantage of the search tool on this site. Pick the mortgage company and type Queen's Park or your preferred area and you will discover numerous conveyancers located in Queen's Park or by proximity to you.
Forgive me if this question is silly but I am new to the process as a 1st time purchaser of a two bedroom flat in Queen's Park. Do I pick up the keys to the premises on completion from my solicitor? If so, I will instruct a local conveyancing solicitor in Queen's Park?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you should be called to receive the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.
I am currently in the process of buying my council flat in Queen's Park. I have a mortgage agreed with Barclays. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
After months of negotiation I have agreed a price on a house in Queen's Park. My financial adviser recommended their conveyancers. I paid an upfront payment of £175. A few days later, the solicitor contacted me to say that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am looking for a ground for flat up to £305k and identified one close by in Queen's Park I like with amenity areas and railway links in the vicinity, however it's only got 51 years on the lease. I can't really find anything else in Queen's Park suitable, so just wondered if I would be making a grave error buying a short lease?
If you need a home loan the remaining unexpired lease term will be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
I am a sole trader planning to take an assignment of a lease of an office on the high street. Can you recommend lawyers offering no-sale-no fees for non-domestic conveyancing in Queen's Park for below 1500k?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Queen's Park, including the disposal and acquisition of businesses as well as simply property. If you are looking to acquire or lease a shop, pub, restaurant, office, retail unit or a whole business we can find you the right solicitor. As for the costs this will depend on the structure and terms of the proposed transaction. Let us have your contact information or phone us so that we may furnish you with a detailed commercial conveyancing quote.
What can I do to determine who owns a house in Queen's Park?
As long as the property is recorded at the Land Registry, and you have requisite details of the address of the property, you should be able to view results from the the Land Registry of the recorded owner for a for less than a fiver.