I have just been advised by my estate agent that my Ramsey lawyer is not on the mortgage company Conveyancing panel. How can I be sure if this is correct?
You need to contact your Ramsey conveyancer. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
My lawyer has informed me that lack of planning permission insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Ramsey?
The appropriate level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.
I am purchasing a property in Ramsey. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?
As your lender is Santander your lawyer must follow the conveyancing instructions set out in Part two of UK Finance Lenders’ Handbook for Santander. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Santander where a lease does not satisfy these requirements. The requirements relate to the installation of panels on properties countrywide and is not limited to Ramsey.
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Ramsey building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Ramsey conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend based on their published requirements. I simply don't know who is right.
Your lawyer must follow the Council of Mortgage Lenders’ Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Should our solicitor be raising questions concerning flooding during the conveyancing in Ramsey.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Ramsey. There are those who buy a property in Ramsey, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain 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 qualified to offer advice on flood risk, however there are a number of checks that may be undertaken by the purchaser or by their solicitors which can figure out the risks in Ramsey. The standard property information forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the vendor to determine if the premises has ever been flooded. If the property has been flooded in past which is not notified by the owner, then a purchaser may bring a legal claim for losses as a result of such an incorrect reply. A buyer’s solicitors should also conduct an environmental report. This should reveal whether there is any known flood risk. If so, additional inquiries should be carried out.
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who did the conveyancing in Ramsey 5 years ago have long since closed. What are my next steps?
Nowadays there are duplicates made of almost everything, and your lawyer should know precisely where to locate all the relevant paperwork so you may purchase or sell your property without any difficulty. Where copies can’t be found, your solicitor can put in place insurance or indemnities against future claims on your premises.
I need to instruct a conveyancing lawyer in Ramsey for my house move. Can I see a firm’s complaints history with the profession’s regulator?
Members of the public may review presented Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator may recorded call for training requirements.
What can I do to find out who is the owner of a property in Ramsey?
On the basis that the premises is recorded at HMLR, and you have enough details of the location of the property, you will be able to view results from the the Land Registry of the recorded proprietor for a a minimal charge.