Our mortgage company has suggested a law firm on their panel based in Queensbury but I would rather use a conveyancing lawyer in Queensbury or nearer to where I live. Are you able to assist?
Not all Queensbury conveyancing practices are listed all lender’s conveyancing panel. Use our search tool to choose a Queensbury conveyancing solicitor on the on the bank panel.
How does conveyancing in Queensbury differ for new build properties?
Most buyers of new build premises in Queensbury contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is constructed. This is because builders in Queensbury usually 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 Queensbury or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a property in Queensbury prior to retaining conveyancers. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies will refuse to grant a mortgage on this type of premises.
It varies from the lender to lender. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Queensbury. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Queensbury to see if the conveyancing costs will increase in light of this.
What tools are available to locate a Queensbury solicitor on the Norwich and Peterborough Building Society conveyancing panel? I have wheels and am willing to travel upto 20miles to meet the lawyer.
You can use the tool on this website. Please pick a lender and your location and you will see a number of Queensbury conveyancing lawyers locally. We have detailed some Queensbury conveyancing firms at the bottom of this page and you can contact them to check if they are on the Norwich and Peterborough Building Society member panel
In my capacity as executor for the estate of my grandfather I am disposing of a property in Swansea but I am based in Queensbury. My conveyancer (who is 200 miles from merequires that I execute a statutory declaration ahead of completion. Can you recommend a conveyancing solicitor in Queensbury who can attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are located in Queensbury
Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £150,000 garden flat in Queensbury in just under a week. The freeholder has quoted £312 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Queensbury?
Queensbury conveyancing on leasehold maisonettes more often than not involves the buyer’s lawyer submitting enquiries for the landlord to address. Although the landlord is under no legal obligation to answer these enquiries most will be willing to do so. They are entitled to charge a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is £350, in some cases it exceeds £800. The management information fee levied by the landlord must be accompanied by a summary of rights and obligations in relation to administration fees, otherwise the charge is technically not due. Reality however dictates that you have no choice but to pay whatever is requested of you should you wish to exchange contracts with the buyer.
After months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Queensbury. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a absentee freeholder or if 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 Leasehold Valuation Tribunal to calculate the sum to be paid.
An example of a Lease Extension case for a Queensbury flat is 20 Orchard Court Stonegrove in June 2009. The tribunal decided that a premium of £11,040 should be payable for the new lease This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 71.55 years.