I am selling my ground floor flat in Queensferry and the EA has just called to warn that the purchasers are swapping law firm. I am told that this is due to the fact that the lender will only engage with solicitors on their approved list. On what basis would a major mortgage company only work with specific law firms rather the firm that they want to choose for their conveyancing in Queensferry ?
Banks have always had panels of law firms they are content to work with, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Mortgage companies point to the increase in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
I have given 2 months notice to my current landlord and must leave my rented apartment in Queensferry by 3/6/2026. Conveyancing on my purchase is underway. Is it possible to complete in 5 weeks as don't want to have to move into temporary accommodation?
It is unwise to give notice for your letting until you have exchanged. If you have not previously done so, notify to your solicitor and urge them to they apply pressure on the other lawyers, try to an acceptable time-line that all parties will work to achieve
We are buying a flat and require a conveyancing solicitor in Queensferry who is on the Nationwide conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Queensferry.
My uncle informed me that in purchasing a property in Queensferry there could be various restrictions limiting what one can do in terms of external changes to a property. Is this right?
There are anumerous of properties in Queensferry which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Queensferry should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am purchasing a 4 bedroom semi-detached house in Queensferry. Our aim is to an extension at the rear at the house.Will legal work on the property include investigations to ascertain if these alterations are allowed?
Your conveyancer will review the registered title as conveyancing in Queensferry will occasionally reveal restrictions in the title documents which restrict categories of alterations or necessitated the consent of another owner. Some additions need local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.
After shopping around on the internet I have found a Queensferry property lawyer having checked that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Queensferry surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The conveyancers who dealt with the conveyancing in Queensferry 4 years ago no longer exist. What do I do?
Assuming the title is registered the information relating to your proprietorship will be evidenced by HMLR with a Title Number. It is possible to perform a search at the Land Registry, locate your property and secure up to date copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be obtained for a small fee.
My company is hoping to lease a unit on the high street. Can you recommend solicitors offering no-move-no charges for non-domestic conveyancing in Queensferry for under £1,200?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Queensferry, including the disposal and acquisition of businesses as well as simply premises. If you are hoping to acquire or lease a shop, pub, restaurant, office, retail unit or a whole business we can find you the right lawyer. As for the fees this will depend on the structure and nuances of the proposed transaction. Let us have your contact information or phone us so that we can provide you with a detailed commercial conveyancing quote.