I am expecting a offer of a home loan from Nat West. I intend to enlist the help of a Licensed Conveyancer in Queensbury. Does the Nat West Conveyancing panel exclude Licensed Conveyancers?

The Nat West conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Is it possible for conveyancing in Queensbury to be completed inside 28 days?

In the event that you are under time constraints to sign contracts we would recommend that your solicitor is familiar with the location as they will make use of local relationships and intelligence. It is even conceivable that they could have transacted otherhouses in the same neighbourhood. Therefore consider using a Queensbury conveyancing solicitor. Second, make sure that the conveyancing firm is on the on the approved list for your mortgage company. It is said that 18% of Queensbury conveyancing deals are held up or jeopardised after finding out that a buyer’s solicitor was not on their banks panel. This can often result in the transaction being delayed by an average of 21 days. It is said that this issue affects in the region of one hundred thousand home sales annually. Most Queensbury conveyancing practices can not represent certain banks so do check as early as possible.

How does conveyancing in Queensbury differ for newly converted properties?

Most buyers of new build or newly converted property in Queensbury come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is finished. This is because developers in Queensbury usually purchase the real estate, 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 conveyancers 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.

I am looking for a conveyancing lawyer in Queensbury for my house move. Is there any facility to see a solicitor's complaints history with the legal regulator?

One may review documented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA could recorded telephone calls for training purposes.

I am intending to sublet my leasehold apartment in Queensbury. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

A lease governs the relationship between the freeholder and you the flat owner; in particular, it will indicate if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Queensbury do not contain an absolute prevention of subletting – such a clause would undoubtedly devalue the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.

I have had difficulty in seeking a lease extension in Queensbury. Can this matter be resolved via the Leasehold Valuation Tribunal?

Most definitely. We can put you in touch with a Queensbury conveyancing firm who can help.

An example of a Lease Extension decision for a Queensbury premises is 20 Orchard Court Stonegrove in June 2009. The tribunal decided that a premium of £11,040 should be payable for the new lease This case affected 1 flat. The unexpired term was 71.55 years.