What is the first thing I need to know concerning purchase conveyancing in Queen's Park?
Not many law firms or advisers will tell you this but conveyancing in Queen's Park or throughout England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is lots of opportunity for conflict between you and other parties involved in the transaction. E.g., the vendor, property agent and even potentially the lender. Choosing a law firm for your conveyancing in Queen's Park an important selection as your conveyancer is your adviser, and is the ONLY person in the legal process whose interest is to protect your best interests and to protect you.
There is a distinct increase in the "blame" culture- someone has to be at fault for the process taking so long. We recommend that you must always trust your solicitor above the other players in the conveyancing process.
Is it the case that all Queen's Park CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing panel?
A selection of banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
My husband and I have organised a further advance on our mortgage from Lloyds as we intend to conduct a loft conversion to our property in Queen's Park. Are we obliged to appoint a bricks and mortar Queen's Park solicitor on the Lloyds conveyancing panel to deal with the paperwork?
Lloyds would not normally instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds list.
Our sealed bid on a semi in Queen's Park has been accepted, but there is a chain. The sellers have offered on somewhere, but it’s not yet tied up, and are looking at other apartments booked. I have instructed a nearby conveyancing solicitor in Queen's Park. What do I do now? At what stage should I apply for the mortgage with Bank of Ireland?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of one thousand pounds, then valuation, Queen's Park conveyancing search costs, etc). First, you should check that your lawyer is on the Bank of Ireland conveyancing panel. As to the next phase this very much depends on the specifics of your case, attraction to this property and on the state of the market. During a rising market many purchasers will apply for a home loan with Bank of Ireland and arrange for the valuation and only if it comes back ok would they pay their conveyancing practitioner to move forward with the conveyancing in Queen's Park.
About to purchase a new build apartment in Queen's Park. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Queen's Park
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I opted to have a survey completed on a property in Queen's Park ahead of retaining conveyancers. I have been told that there is a flying freehold element to the property. The surveyor advised that some mortgage companies may not give a mortgage on this type of property.
It varies from the lender to lender. Lloyds has different instructions from Nationwide. If you e-mail us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Queen's Park. Conveyancing may be slightly more expensive based on your lender's requirements.
What is different about your site and alternative web based conveyancing solicitors for conveyancing in Queen's Park?
At this site receive a fixed fee costs illustration via a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Queen's Park. As opposed to estate agents and brokerage sites we do not operate kick-back deals with solicitors. Many agents and online brokers 'recommend' solicitors paying the highest commission, not the best value conveyancing in Queen's Park
I am looking at a couple of maisonettes in Queen's Park which have about fifty years remaining on the leases. should I be concerned?
There are no two ways about it. A leasehold apartment in Queen's Park is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it reduces the salability of the property. The majority of buyers and banks, leases with under 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Queen's Park conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I have given up negotiating a lease extension in Queen's Park. Can the Leasehold Valuation Tribunal adjudicate on premiums?
You certainly can. We are happy to put you in touch with a Queen's Park conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Queen's Park property 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 was in relation to 2 flats. The unexpired term as at the valuation date was 70.02 years.