Having been referred to your company we were about to use a conveyancing solicitor in Queensbury listed using your search tool but stumbled across some other estimates on the internet appear less expensive – why is this?

You can find hundreds of solicitors advertising what appear to be extremely cheap conveyancing in Queensbury. We suggest that you think long and hard as to how much you respect your own move to want to be penny wise pound foolish with regard to the quality of the conveyancing. Many of them accentuate a low fee to catch your eye but conceal extra fees in the fine print..

My fiance and I are refinancing our penthouse in Queensbury with . We have a son 18 who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is repossessed. I have two questions (1) Is this form unique to the conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?

First, rest assured that your conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to . This is solely used to protect if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

How does conveyancing in Queensbury differ for newly converted properties?

Most buyers of new build premises in Queensbury approach us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is finished. This is because house builders in Queensbury tend to 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 property lawyers 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 have been on the look out for a leasehold apartment up to £245,000 and found one near me in Queensbury I like with amenity areas and transport links in the vicinity, the downside is that it's only got 61 years on the lease. I can't really find anything else in Queensbury in this price bracket, so just wondered if I would be making a mistake buying a short lease?

Should you require a home loan the remaining unexpired lease term may be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have just been informed that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns buying a leasehold house in Queensbury. Conveyancing lawyers have not yet been instructed. Will they explain the issues?

The majority of houses in Queensbury are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Queensbury so you should seriously consider looking for a Queensbury conveyancing solicitor and check that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the landlord’sconsent to carry out changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the property is part of an estate. Your conveyancer will report to you on the legal implications.