I am expecting a mortgage offer from Lloyds. I intend to use a Licensed Conveyancer in Queensbury. Does the Lloyds Conveyancing panel allow for Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

I purchased a freehold premises in Queensbury but still charged rent, why is this and what is this?

It’s unusual for properties in Queensbury and has limited impact for conveyancing in Queensbury but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

Me and my partner are buying a house in Queensbury. I might seem paranoid but how we can trust a solicitor? At some point we have to send funds into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

My stepmother informed me that in buying a property in Queensbury there may be a number of restrictions prohibiting external changes to the property. Is this right?

There are a number of properties in Queensbury which have some sort of restriction or requirement of consent to perform 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.

My wife and I purchasing a detached bungalow in Queensbury. We would like to carry out an extension to the side at the house.Will the conveyancing process include checks to ascertain if these alterations are permitted?

Your conveyancer should check the registered title as conveyancing in Queensbury will sometimes identify restrictions in the title documents which prevent certain changes or require the permission of another owner. Certain extensions require local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

Is it necessary to pay for insurance to address the risk of chancel repairs when acquiring a property in Queensbury?

Unless a previous purchase of the premises completed post 12 October 2013 you can take it that conveyancing practitioners delivering conveyancing in Queensbury to continue to suggest a chancel search and or insurance against a claim.

How does conveyancing in Queensbury differ for new build properties?

Most buyers of new build or newly converted property in Queensbury come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is completed. This is because developers in Queensbury typically buy the land, 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.