My husband and I are only a couple days away from an exchange on a house in Ramsbottom and my parents have transferred the ten percent deposit to my conveyancer. I am now informed that as the deposit has been received from someone other than me my conveyancing practitioner needs to disclose this to my lender. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the bank concerning my parents' contribution when I applied for the mortgage, so is it really necessary for this now to delay the deal?
The conveyancer is duty bound to clarify with the bank to make sure that they know that the balance of the purchase price is not from your own funds. The solicitor can only reveal this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
Finally the sale completed on my house in Ramsbottom last January but the buyer keeps whats apping every few hours to moan that her conveyancer is waiting to hear from mine. What are the post completion sale formalities now that I have sold?
After completion of your disposal your conveyancer should forward the transfer deeds and all of the paperwork to the purchaser's solicitors. If applicable, your lawyer should also send confirmation that the mortgage has been paid off to the buyers solicitors. There are no post completion steps just for conveyancing in Ramsbottom.
I am purchasing a terrace house in Ramsbottom. The intention is to convert the garage to a playroom at the house.Will the conveyancing process include investigations to ascertain if these works were previously refused?
Your solicitor should review the deeds as conveyancing in Ramsbottom can occasionally identify restrictions in the title documents which restrict categories of works or necessitated the consent of a 3rd party. Certain works need local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
Is it the case that all Ramsbottom solicitor practices on the Principality conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Principality conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many banks do list licenced conveyancers on their panel and in that case the firms would be overseen by the Council of Licensed Conveyancers.
I am due to exchange contracts on my house. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being pedantic. The Ramsbottom solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
Me and my brother own a renovated Georgian house in Ramsbottom. Conveyancing lawyer represented me and Nationwide Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to read 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ramsbottom and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing lawyer who conducted the work.
I decided to have a survey carried out on a property in Ramsbottom before appointing lawyers. I have been advised that there is a flying freehold aspect to the house. The surveyor advised that some banks tend not give a mortgage on such a house.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. If you contact us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ramsbottom. Conveyancing may be slightly more expensive based on your lender's requirements.
I'm refinancing my primary home to a buy to let mortgage with Santander and intend to use the remaining equity as a deposit on further property. The neighborhood we are looking at is Ramsbottom. Will your solicitors be able to act for the two lenders and tie in the two deals?
Do use our comparison tool on this page to be sure that the conveyancers are on the relevant lender panels. Assuming that they are your conveyancer should be able to simultaneously deal with the two deals but you should have a chat with you lawyer and communicate your expectations and requirements.