Much to our surprise we have been advised by our broker that my Queensbury property lawyer is not on the lender Conveyancing panel. How can I be certain if this is indeed the case?

Your first step should be to call your Queensbury conveyancer. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they may recommend you to a Queensbury conveyancing firm that is on the approved list of lawyers for your mortgage company.

My house in Queensbury is up for sale and I have a purchaser. Does the conveyancing practitioner have to be required to be on the Nottingham conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Nottingham conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.

Will our solicitor be making enquiries about flooding during the conveyancing in Queensbury.

Flooding is a growing risk for solicitors carrying out conveyancing in Queensbury. Plenty of people will acquire a house in Queensbury, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to offer advice on flood risk, however there are a various checks that may be carried out by the purchaser or by their conveyancers which should give them a better understanding of the risks in Queensbury. The conventional set of information supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to determine if the premises has ever been flooded. If flooding has previously occurred and is not disclosed by the owner, then a buyer may bring a legal claim for losses resulting from an incorrect response. The buyer’s solicitors may also order an enviro report. This should higlight if there is a recorded flood risk. If so, more detailed inquiries should be carried out.

3 months have elapsed since my purchase conveyancing in Queensbury completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

If instructed can a conveyancer remove someone from the title of my home in Queensbury ?

Removing or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a conveyancer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancing practitioner