The loan offer from NatWest for the remortgage of my 4 bedroom flat is to be issued by the end of next week. Can you put forward a low cost conveyancing solicitor in Queenborough?

You are on the wrong site if you are in need of cut-price fees for conveyancing in Queenborough. Our aim is to provide value for money conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing companies offering low cost conveyancing in Queenborough. At best, in choosing a lawyer for low cost conveyancing, you will earn what you pay for and at worst it will result in you being stung for extras and still not get the service expected.

Can I be sure that the Queenborough conveyancing solicitor on the Principality panel is any good?

When it comes to conveyancing in Queenborough obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer conducting your transaction.

My partner and I have arranged a further advance on our mortgage from HSBC as we intend to carry out alterations to our house in Queenborough. Are we obliged to appoint a nearby Queenborough solicitor on the HSBC conveyancing panel to deal with the paperwork?

HSBC don't usually require a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC panel.

My partner and I are spending time viewing flats in Queenborough and I am about to put in an offer. Is it wise to have my conveyancing practitioner on ‘stand by’? I will be getting a mortgage with Nationwide.

It would be prudent to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are obtaining a mortgage with Nationwide, make sure you remember to check that your lawyer is on the Nationwide conveyancing panel.

My wife and I purchased a 4 bedroom Victorian property in Queenborough. Conveyancing solicitor acted for me and Halifax. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the matching address. Is it worth asking Halifax to clarify?

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Queenborough and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing solicitor who conducted the purchase.

I'm buying a new build house in Queenborough with the aid of help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not disclose to my conveyancer about the side-deal as it could adversely affect 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.

What advice can you give us when it comes to choosing a Queenborough conveyancing firm to carry out our lease extension conveyancing?

When appointing a conveyancer for lease extension works (regardless if they are a Queenborough conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with several firms including non Queenborough conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:

Can they put you in touch with clients in Queenborough who can give a testimonial? How familiar is the firm with lease extension legislation?

Leasehold Conveyancing in Queenborough - Examples of Questions you should ask before Purchasing

The best form of lease arrangement is a share of the freehold. In this situation the leaseholders benefit from control and notwithstanding that a managing agent is usually employed if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. Who is in charge of the building? It would be sensible to enquire if there is anything that is prohibited in the lease. For instance some leases prohibit pets being permitted in in a block in Queenborough. If you love the flatin Queenborough yet your dog can’t make the move with you then you will be faced difficult compromise.