I am in the market for a low cost property lawyer. Do I opt for an online conveyancer rather than a local Ramsbottom conveyancing lawyer?
Established third party relationships are another important factor to consider when appointing conveyancing lawyers. Ramsbottom conveyancers enjoy long term relationships with lenders and agents, local authorities, valuers and other law firms meaning you will move in shortest possible time. Having a wealth of intelligence of the local area is also a plus .
We are purchasing a newly converted apartment in Ramsbottom with a residential mortgage from Britannia.We would like to retain our Ramsbottom conveyancing practitioner but Britannia advised that she’s not listed on their approved list of firms. It seems we have no choice but to instruct a Britannia panel solicitor or keep our local solicitor and fork out for a Britannia panel lawyer to represent them. This seems very unfair; Can we not simply insist that Britannia use our lawyer?
No, not really. The home loan offered to you contains various provisions, a common one being that lawyers will be on the Britannia approved list. Until recently, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Britannia
I just bought a property at auction in Ramsbottom. Conveyancing is needed. What is next?
Having for all intents and purposes signed on the dotted line you now have to appoint a conveyancing practitioner as a matter of priority as you are facing a tight a fixed date to complete the property. All auction property should have an associated auction pack. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the conveyancing papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You must pass this on to the solicitor instructed by you at the earliest opportunity. Do make sure that you have funds in order to complete the transaction on the set completion date.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Ramsbottom solicitor on the Clydesdale panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I have decided to exercise my right to buy my property in Ramsbottom off the council. I have a mortgage agreed with Skipton. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
I have a renovated Georgian house in Ramsbottom. Conveyancing solicitor represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the matching property. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register as there may be 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 Ramsbottom and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing practitioner who conducted the purchase.
I opted to have a survey completed on a property in Ramsbottom in advance of instructing solicitors. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some banks may not issue a loan on a flying freehold property.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ramsbottom. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ramsbottom to see if the conveyancing will be more expensive.
I need to find a conveyancing solicitor for sale conveyancing in Ramsbottom. I happened to chance upon a web site which seems to have the perfect answer If it is possible to get all formalities completed via web that would be preferable. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?