I have an AIP. The bank mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would much rather instruct a local conveyancing solicitor in Queensbury?
Do check but the the likelihood is that appoint one of their panel conveyancers where you accept the "fee-free" offer. Contact the lender and check if they allow a monetary alternative. Some banks have previously offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Queensbury.
We have a mortgage agreed in principle with Barclays. Queensbury conveyancing solicitors have been instructed. How long does it take for Barclays to forward the offer to the lawyer?
Some lenders take longer than others. Have Barclays done the survey? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I recently had an offer agreed on an apartment in Queensbury. My mortgage broker suggested a conveyancing practitioner. I paid an upfront payment of £225. Soon after, the property lawyer called me embarrassingly acknowledging that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my house. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nottingham are being difficult. The Queensbury solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
A friend suggested that if I am purchasing in Queensbury I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes quoted for as part of the standard Queensbury conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Queensbury around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Queensbury.
The deeds to our property are lost. The solicitors who handled the conveyancing in Queensbury 4 years ago are no longer around. What are my options?
Nowadays there are duplicates made of almost everything, and your conveyancer should know precisely where to find all the appropriate paperwork so you can purchase or dispose of your house without any difficulty. If copies can’t be located, your conveyancer can put in place insurance or indemnities against possible claims on your premises.
I opted to have a survey completed on a house in Queensbury before appointing lawyers. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some mortgage companies will refuse to issue a loan on such a property.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Queensbury. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to instruct a conveyancing solicitor for sale conveyancing in Queensbury. I've discover a site which appears to be the perfect offering If it is possible to get all this stuff completed via phone that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?