I am about to exchange on the purchase of a property in Queen's Park but as a result of wreckage from the recent storms I have was able negotiate reparation from the seller in the sum of £2k in the form of a deduction in the price. I had intended this to be addressed as part of a side agreement yet HSBC will not permit this. Should they have been informed?
Your solicitor that is on a HSBC conveyancing panel is obliged to advise HSBC of any changes to the sale price. If you were to refuse your conveyancing practitioner to notify the price change to HSBC then they would have to discontinue acting for you. In addition, HSBC and you would have to appoint a new conveyancing practitioner for your conveyancing in Queen's Park.
Are all Queen's Park Conveyancing Quality Solicitors on the HSBC conveyancing list of approved practices?
A selection of banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
I have paid off my mortgage with Clydesdale. I assume I don't need a Queen's Park property lawyer on the Clydesdale panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
About to purchase house in Queen's Park. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Queen's Park property lawyer is on the UBS conveyancing panel.
I am buying a new build flat in Queen's Park. Conveyancing is a frightening process 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.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Queen's Park
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
What makes your site different to other online quote calculators when it comes to conveyancing in Queen's Park?
At this site secure a fixed fee costs illustration via a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Queen's Park. Unlike many estate agents and many comparison sites we do not operate referral deals with solicitors. Some agents and online brokers 'recommend' solicitors paying the highest per referral, as opposed to the best value conveyancing in Queen's Park
Am I best advised to appoint a Queen's Park conveyancing lawyer who is local to the property I am purchasing? We have a good friend who can deal with the legal formalities however they are based over three hundred miles away.
The primary upside of using a local Queen's Park conveyancing practice is that you can visit the firm to sign paperwork, deliver your identification documents and pester them if necessary. Having local Queen's Park know how is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and on the whole were content that must trump using an unknown Queen's Park conveyancing solicitor just because they are local.
Me and my wife accepted an offer on a Queen's Park property left to us ten years ago in 2011. I have over twenty years conveyancing know-how and, although retired, intend to do my own legal work. The purchaser's conveyancing practitioner has informed me that their mortgage company will not allow us to do our own conveyancing insisting the funds to be transferred to a solicitor's bank account.
Lending instructions to conveyancing practitioners from all CML members specify that If the seller does not have legal representation the purchaser’s lawyers should check whether the lender needs to be notified so that a decision can be reached as to whether or not they are prepared to progress.