My IFA has requested my Queensbury solicitor’s panel member for the Lloyds conveyancing panel. Can you suggest how I obtain this. I have contacted my local Queensbury office but they cant find it on their system.
You are best placed to get this information from your Queensbury property lawyer . Most Queensbury conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
It is a dozen years since I acquired my home in Queensbury. Conveyancing solicitors have just been retained on the sale but I am unable to track down my deeds. Will this cause complications?
Don’t worry too much. Firstly the deeds may be retained by your lender or they may stored with the lawyers who oversaw your purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. The vast majority of conveyancing in Queensbury involves registered property but in the rare situation where your home is unregistered it is more tricky but is not insurmountable.
My bank has recommended a law firm on their panel based in Queensbury but I would rather choose a conveyancing lawyer in Queensbury or nearer to where I live. Are you able to assist?
Far from all Queensbury conveyancing solicitors are listed all banks conveyancing panel. Use our search tool to locate a Queensbury conveyancing firm on the on the mortgage company panel.
My father pointed out to me me that in buying a property in Queensbury there could be a number of restrictions prohibiting external changes to a property. Is this right?
There are anumerous of properties in Queensbury which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Queensbury should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I recently had an offer accepted on a house in Queensbury. My financial adviser suggested a lawyer. I paid an upfront payment of £200. A few days later, the conveyancer contacted me to say that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I was told two weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Queensbury is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
How does conveyancing in Queensbury differ for newly converted properties?
Most buyers of new build residence in Queensbury approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is built. This is because builders in Queensbury tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Queensbury or who has acted in the same development.