I just bought a flat at auction in Queensbury. Conveyancing is required. What are my next steps?
Having exchanged you now have to find a conveyancing practitioner soon as you will have a pending deadline in which to complete the deal. All auction property will ordinarily have an associated auction set of papers. This will likely include most,if not all of the documents that your solicitor will need. In the case of leasehold property the conveyancing papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You need to hand this to the lawyer instructed by you as soon as possible. You also need to ensure that you have funds in place to complete the transaction on the set completion date.
Forgive me if this question is silly but I am unexperienced as FTB of a two bedroom flat in Queensbury. Do I collect the keys to the property on completion from my conveyancer? If so, I will instruct a High Street conveyancing solicitor in Queensbury?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the seller's conveyancers, and once they have received this, you will be able to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
We are planning to move property in July. Should my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you put forward a removal company in Queensbury. Conveyancing solicitor was found prior to coming across this website.
On the day of completion you can pick up the keys from your property agent however this should only happen when the previous owners lawyers confirm to the agent that they have the completion monies and the keys can be released. After that you should advise the removal company that you are ready to move in. We do not recommend a particular removal company but can help you find a conveyancing in Queensbury or a legal practice with expertise in conveyancing in Queensbury.
I'm buying my first flat in Queensbury with a loan from Norwich and Peterborough Building Society. The builders refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not to tell my conveyancer about the extras as it will adversely affect my loan with the lender. Do I keep my lawyer in the dark?.
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 issue on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Queensbury is where the house is located. What do you suggest?
Flying freeholds in Queensbury are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Queensbury you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Queensbury 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 property.
Is it possible to transfer to a new conveyancer as I have to appoint a firm on the Bank of Ireland conveyancing list. I was using a family conveyancing solicitor in Queensbury five minutes from me but he is not accepted by Bank of Ireland
We will our best to assist in finding you a conveyancing solicitor in Queensbury on the Bank of Ireland panel. Please note that the law firms that we list do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Queensbury. In utilising search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Queensbury.
Do you have any advice for leasehold conveyancing in Queensbury from the point of view of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Queensbury can be avoided where you get in touch lawyers as soon as you market your property and ask them to put together the leasehold information needed by the buyers’ conveyancers. If you are supposed to have a share in the freehold, you should make sure that you have the original share certificate. Organising a replacement share certificate can be a lengthy process and slows down many a Queensbury home move. If a duplicate share certificate is needed, you should approach the company director and secretary or managing agents (if applicable) for this as soon as possible. You believe that you know the number of years remaining on your lease but it would be wise to double-check via your solicitors. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the remaining number of years is less than 80 years. In the circumstances it is essential at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. If you have carried out any alterations to the property would they have required Landlord’s approval? Have you, for example installed wooden flooring? Queensbury leases often stipulate that internal structural alterations or installing wooden flooring calls for a licence issued by the Landlord approving such alterations. Should you fail to have the approvals to hand do not contact the landlord without contacting your lawyer first. If there is a history of any disputes with your freeholder or managing agents it is essential that these are settled before the property is marketed. The purchasers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to present the dispute as over rather than ongoing.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Queensbury conveyancing firm to help?
Where there is a missing landlord or where there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to determine the amount due.
An example of a Lease Extension matter before the tribunal 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 unexpired term as at the valuation date was 71.55 years.
I am an executor of my recently deceased parent's Will, with a house in Queensbury which is to be marketed. The property is unregistered at the Land Registry and I'm told that many buyers solicitors will insist that it is done before they'll proceed. What's the mechanism for this?
In the circumstances you refer to it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.