We are planning to purchase with Loughborough BS. We have called around locally yet cant to find a Queensbury conveyancing firm on the Loughborough BS panel. Could you assist?

Please do make the most of the search tool on this web page. Please choose the building society and type Queensbury or your location and you will discover a number of lawyer based in Queensbury or near you.

We previously appointed conveyancing lawyers based in Queensbury on the RBS solicitor panel. They have just billed me an additional fee for dealing with the RBS mortgage. Is this an additional conveyancing fee set by RBS?

As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer is entitled to levy a fee for this. This fee is not set by RBS but by your Queensbury lawyer. Plenty of firms on the RBS panel will quote an ‘acting for lender’ fee and others do not.

My husband and I are spending time looking at houses in Queensbury and I am now considering a potential offer. Is it best to have a lawyer on ‘stand by’? I am planning to take a home loan with RBS.

You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are obtaining a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.

My offer on a semi in Queensbury has been agreed to, but there is a chain. The sellers have placed an offer on somewhere, but it’s not yet tied up, and are looking at other apartments booked. I have selected a nearby conveyancing solicitor in Queensbury. What should be my next step? At what stage should I apply for the mortgage with Co-operative?

It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then valuation, Queensbury conveyancing search fees, etc). The first thing to do is ensure that your property lawyer is on the Co-operative conveyancing panel. Concerning the subsequent phase this very much depends on the specifics of your transaction, attraction to this property and on the state of the market. In a rising market the majority of purchasers will apply for a home loan with Co-operative and pay for the valuation and only if it was satisfactory would they pay their conveyancer to move forward with searches.

I am purchasing my first flat in Queensbury with a mortgage from Leeds Building Society. The builders refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not inform my lawyer about this deal as it would jeopardize my loan with the bank. Should I keep quiet?.

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 am looking for a flat up to £305k and found one near me in Queensbury I like with open areas and station nearby, however it's only got 52 remaining years left on the lease. I can't really find anything else in Queensbury for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you require a mortgage the shortness of the lease will be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.

My uncle has suggested that I use his conveyancing solicitors in Queensbury. Should I use them?

There are no two ways about it it’s preferable to select a conveyancing lawyer is to have feedback from friends or relatives who have experience in using the solicitor that you are are thinking of instructing.