Do the conveyancing lawyers listed on your site carry out auction conveyancing in Queen's Park?
There are a few niche practitioners we can put you in touch with those specialising in auction conveyancing. Queen's Park is just one of the many areas of where our lawyers have offices.
Forgive me if this question is silly but I am unexperienced as a 1st time purchaser of a ground floor flat in Queen's Park. Do I collect the keys to the house on the completion date from my solicitor? If this is the case, I will instruct a High Street conveyancing solicitor in Queen's Park?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the owner’s solicitors, and once they have received this, you will be called to receive the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.
I had an offer accepted on an apartment in Queen's Park on 2/5/2019, valuation was booked 4 days later, all came back fine. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Are UBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have finally had an offer on an apartment in Queen's Park agreed to, but there is a chain. The sellers have offered on on an apartment, but it’s not been accepted yet, and have viewings of other apartments booked. I have selected a bricks and mortar conveyancing solicitor in Queen's Park. What do I do now? At what stage should I apply for the mortgage with Nationwide?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx £1k, then survey, Queen's Park conveyancing search fees, etc). First, you must check that your conveyancer is on the Nationwide conveyancing panel. Concerning the next phase this very much dictated by the circumstances of your transaction, motivation for this property and on the state of the market. During a rising market the majority of home buyers will apply for the mortgage with Nationwide and pay for the valuation and only if it comes back ok would they pay their property lawyer to move forward with searches.
Is it necessary to pay for insurance to cover chancel repairs when purchasing a property in Queen's Park?
Unless a previous purchase of the premises completed post 12 October 2013 you may assume that lawyers carrying out conveyancing in Queen's Park to continue to advocate a chancel search and or insurance against a claim.
I'm buying a new build house in Queen's Park with the aid of help to buy. The developers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not inform my lawyer about this side-deal as it would affect my mortgage with Alliance & Leicester . Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Queen's Park is the location of the property. Is there any advice you can give?
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 very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Queen's Park may decide 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.
In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Queen's Park and how can your lawyers assist?
The particular law that you refer to gives protection to business lessees, granting the right to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Queen's Park is one of our hundreds of locations in which our lawyers are located