I am expecting a AIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Queensbury solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Queensbury solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Queensbury bank branch on a couple of occasions and was informed it wasn't an issue and they would lend. My Queensbury conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your lawyer must follow the CML Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
At last I have had an offer on a flat in Queensbury agreed to, the owners do nevertheless have a connected purchase. The owners have put an offer on a property, but it’s not yet agreed to, and have viewings of other flats booked. I have instructed a nearby conveyancing solicitor in Queensbury. What should be my next step? When do I get the mortgage application with Coventry BS going?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then survey, Queensbury conveyancing search fees, etc). The first thing to do is ensure that your solicitor is on the Coventry BS approved list. As to the next phase this very much depends on the uniqueness of your case, desire for this property and on the state of the market. During a buoyant market some buyers would apply for a home loan with Coventry BS and pay for the valuation and only if it was satisfactory would they ask their lawyer to proceed with the conveyancing in Queensbury.
What can a local search inform me regarding the house we're buying in Queensbury?
Queensbury conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company such as Onsearch The local search is essential in every Queensbury conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search will provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
I bought my apartment on 7 July and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in Queensbury advises it would be dealt with in less than a month. Are titles in Queensbury uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Queensbury registration formalities. As opposed to being determined by geographic area, timescales can adjust subject to the party submitting the application, whether it is in order and whether the Land registry communicate with any third parties. As of today approximately three quarters of such applications are completed within 12 days but some can be subject to extensive hold-ups. Registration takes place once the purchaser has moved in to the property so an expedited registration is not usually top priority but if it is urgent that the the registration takes place urgently then you or your conveyancer could speak with the land registry and explain the circumstances.
My company is hoping to lease a unit on the high street. Can you recommend lawyers offering no-sale-no fees for non-domestic conveyancing in Queensbury for under £1,200?
We can recommend firms who host a wealth of experience of commercial conveyancing in Queensbury, including the disposal and purchase of businesses as well as simply property. Whether you are looking to acquire or sell a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right lawyer. As for the costs this will depend on the structure and complexity of the proposed transaction. Please provide us with your details or phone so as to enable us to furnish you with a fixed commercial conveyancing calculation.
I am employed by a reputable estate agency in Queensbury where we have witnessed a few flat sales derailed as a result of leases having less than 80 years remaining. I have been given inconsistent advice from local Queensbury conveyancing firms. Please can you clarify whether the vendor of a flat can commence the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I own a ground floor flat in Queensbury. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum payable for the purchase of the freehold?
Most definitely. We are happy to put you in touch with a Queensbury conveyancing firm who can help.
An example of a Lease Extension case for a Queensbury residence 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 affected 1 flat. The unexpired lease term was 71.55 years.
I have been recommended a conveyancing solicitor in Queensbury. I I would like to check if they are listed on the lender's conveyancing panel. Can you assist?
One option is to call your conveyancer and ask them if they are on the lender's approved list. Alternatively please get in touch with us and we can investigate and revert. If they are not on the lender panel we we can help find a specialist conveyancing solicitor in Queensbury on the panel for your lender.