Having been referred to your organisation we were about to appoint conveyancing solicitor in Queen's Park listed on your site but have come across alternative estimates via the web appear cheaper – why is this?

There are many firms of conveyancing organisations promoting pretending to offer cheap conveyancing, yet more often than not additionalcosts end up with the completion bill markedly uplifted. According to the Legal Ombudsman charges outlined in terms and conditions should be equitable invoiced The law firms that we put forward for conveyancing in Queen's Park set out all legal fees for a domestic conveyancing transaction.

We are getting the release of further funds on our mortgage from Yorkshire BS as we wish to carry out alterations to our house in Queen's Park. Do we need to appoint a local Queen's Park solicitor on the Yorkshire BS conveyancing panel to deal with the paperwork?

Yorkshire BS would not normally instruct firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.

We expect to receive a OIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Queen's Park solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?

You will need to appoint Queen's Park solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.

I am selling my house. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being pedantic. The Queen's Park solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Queen's Park is where the house is located. Can you offer any opinion?

Flying freeholds in Queen's Park are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Queen's Park you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Queen's Park may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

How easy is it to change solicitor as I have to retain a firm on the Skipton Building Society conveyancing panel. I instructed a high street conveyancing solicitor in Queen's Park five minutes from me but she is not accepted by Skipton Building Society

We will our best to assist in finding you a conveyancing solicitor in Queen's Park on the Skipton Building Society panel. Please note that the conveyancers that we work with do not pay us a referral fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Queen's Park. In making use of the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Queen's Park.

Having had my offer accepted I require leasehold conveyancing in Queen's Park. Before I get started I would like to find out the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and most are in Queen's Park - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Following months of dialogue 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 freeholder or where there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the LVT to arrive at the price payable.

An example of a Freehold Enfranchisement decision for a Queen's Park property 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 was in relation to 2 flats. The remaining number of years on the lease was 70.02 years.