I have given 2 months notice to my current landlord and have to be out of my rented flat in Queen's Park by 20/5/2019. Conveyancing on my purchase is underway. Is it possible to complete in six weeks as don't want to have to find short term accommodation?

The normal practice is not to provide notice for your letting unless your lawyer suggests that you should. If you have not already done so, contact to your solicitor and ask them to they apply pressure on the sellers side, try to a target completion date that all parties will work to achieve

Will lawyers ask for money up-front when it comes to conveyancing in Queen's Park?

If you are buying a property in Queen's Park your lawyer will request that you place them with monies to cover the the cost of the conveyancing searches. Ordinarily this is asked for to cover the fees of the Local Authority Search. If any deposit is as part of the sale price then this should be asked for shortly ahead of contracts are exchanged. The closing balance that is needed will be payable a few days prior to the day of completion.

I have a decision in principle. The lender mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to appoint a high street conveyancing solicitor in Queen's Park?

You should check but the chances are that give you one of their panel lawyers if you want the "fee-free" deal. Call the mortgage company to determine if they make available a monetary alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Queen's Park.

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a quick, no chain conveyancing. Queen's Park is where the house is located. Is there any advice you can give?

Flying freeholds in Queen's Park are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Queen's Park you must be sure that your lawyer goes 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 Queen's Park may ascertain 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 premises.

I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Queen's Park conveyancing firm to act on my behalf?

in cases where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to arrive at the price payable.

An example of a Freehold Enfranchisement decision for a Queen's Park residence is 4 & 4A Charteris Road in June 2009. the Tribunal held that the price to be paid for the enfranchisement of 4/4a Charteris Road to be £15,510 for at 4and £15,694 for at 4a This case related to 2 flats. The unexpired residue of the current lease was 70.02 years.

When it comes to leasehold conveyancing in Queen's Park what are the most frequent lease problems?

Leasehold conveyancing in Queen's Park is not unique. Most leases are individual and legal mistakes in the legal wording can result in certain provisions are wrong. The following missing provisions could result in a defective lease:

A provision to repair to or maintain parts of the property

You may have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, Bank of Scotland, and Alliance & Leicester all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, obliging the purchaser to withdraw.