Having been recommended your company we were about to appoint conveyancing solicitor in Queen's Park found using your search tool but stumbled across some other estimates via the web look less expensive – why is this?

There are many firms of conveyancing companies offering at first sight what seems to be very low prices. We would urge you to think twice as to how much you respect your own move to you are willing to be penny wise pound foolish with regard to the standard of the conveyancing. Many of them list a low quote to catch your eye but conceal extra charges in the fine print..

My husband and I are buying a newly built duplex in Queen's Park and my conveyancer is informing me that she has to the mortgage company to reveal incentives from the seller. I am under pressure to sign contracts and I would rather not delay deal. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

When can the exchange of contracts occur in sale conveyancing in Queen's Park and do I need to be at the lawyers office?

If you are round the corner to our conveyancing solicitors in Queen's Park you are welcome to attend to sign the paperwork. However, the firms we work with provide a national conveyancing service and give just as detailed and professional a job for you when dealing with you digitally. The signing of the property agreement is not the point of no return. A signed contract is just a prerequisite for the conveyancer to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Queen's Park)to be in the office available at the end of the phone to exchange contracts.

I am purchasing a new build house in Queen's Park with the aid of help to buy. The developers would not move on the price so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not disclose to my lawyer about the extras as it will adversely affect my loan with the bank. Is this normal?.

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.

I only have 62 years unexpired on my flat in Queen's Park. I need to extend my lease but my landlord is missing. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to demonstrate that you have used your best endeavours to locate the lessor. For most situations a specialist should be helpful to conduct investigations and prepare an expert document to be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer in relation to devolving into the landlord’s absence and the application to the County Court covering Queen's Park.

Having spent years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Queen's Park. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

if there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to arrive at the price.

An example of a Freehold Enfranchisement matter before the tribunal 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 affected 2 flats. The remaining number of years on the lease was 70.02 years.