We note that you have a post code search directory listing firms on the Principality conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Queen's Park?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Queen's Park.
I am considering applying for a RBS mortgage for purchase of a new build (under development) in Queen's Park with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for RBS ?
There is nothing to stop you using your solicitor, but RBS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Me and my partner are buying a flat in Queen's Park. It might be a silly question but how we can trust a lawyer? At some point we will need to deposit funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I just acquired a house at auction in Queen's Park. Conveyancing is necessary. What is next?
Having exchanged you will need to retain a conveyancing solicitor as a matter of urgency as you are facing a tight a fixed date to complete the deal. All auction property should have a bespoke auction pack. This should include most,if not all of the documents that your lawyer will need. If you have purchased leasehold property the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You need to give this to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in order to complete the transaction on the set completion date.
Nationwide have agreed my home loan in principle, my offer on a property in Queen's Park has been agreed to, what are the next steps?
Your property agent will want to be informed of your conveyancing practitioner's details (be sure the property lawyers are on the bank’s approved list). Call up Nationwide or your broker and complete any relevant forms. Nationwide will instruct a valuer who will get in touch with the estate agent or owners to book a slot for the valuation to occur. Once carried out (assuming no problems) it takes approximately a fortnight to receive the mortgage offer. Nationwide will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Queen's Park.
What does a local search inform me regarding the house I am purchasing in Queen's Park?
Queen's Park conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations such as PSG The local search plays a central part in many a Queen's Park conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your property. The search should supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
How does conveyancing in Queen's Park differ for newly converted properties?
Most buyers of new build residence in Queen's Park come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is completed. This is because developers in Queen's Park typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Queen's Park or who has acted in the same development.
I want to sublet my leasehold apartment in Queen's Park. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
A small minority of properties in Queen's Park do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Queen's Park conveyancing firm to assist?
in cases where there is a missing freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to judgment on the price.
An example of a Freehold Enfranchisement decision for a Queen's Park residence 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 related to 2 flats. The number of years remaining on the existing lease(s) was 70.02 years.