We were just about to sign contracts for a property in Ramsey. We have hit a stumbling block. The loan offer with Virgin Money expires on 27/7/2026 but the owners are suggesting a completion date of 29/7/2026. Is it possible to extend the loan expiry date?
The best person to deal with your issue is your lawyer who will hopefully determine if he or she is better off negotiating with the lender, vendor’s conveyancers, property agents or possibly all parties given the history of your house move to date.
It is a dozen years since I acquired my home in Ramsey. Conveyancing lawyers have just been appointed on the sale but I can't locate my title deeds. Is this a major issue?
You need not be too concerned. Firstly there is a possibility that the deeds will be retained by your lender or they may stored with the solicitor who handled your purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Ramsey relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
When reading online forums for a conveyancing solicitor in Ramsey, most say that I must use a CQS assured solicitor. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in buying or selling property, trusted by some of the UK's major lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). The scheme does not cover licenced conveyancers. Ramsey is one of the many areas of the UK where there are CQS solicitors.
How can we tell if a Ramsey conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Ramsey obtaining recommendations is a sensible 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 solicitor conducting your transaction.
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 Skipton be concerned?
Given that you are obtaining a mortgage with Skipton your lawyer must check the formal requirements outlined in Section two of UK Finance Lenders’ Handbook for Skipton. The CML Handbook contains minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Skipton where a lease fails to satisfy these specifications. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Ramsey.
After what feels like an age I have had an offer on an apartment in Ramsey agreed to, the vendors do however have a connected purchase. The sellers have offered on on an apartment, however it’s not been accepted yet, and have viewings of other flats booked. I have instructed a high street conveyancing solicitor in Ramsey. What do I do now? At what point do I apply for the mortgage with Lloyds?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then survey, Ramsey conveyancing search costs, etc). The first course of action is to check that your solicitor is on the Lloyds approved list. As to the next stages this very much dictated by the circumstances of your transaction, attraction to this property and on the state of the market. During a rising market many buyers would apply for the mortgage with Lloyds and arrange for the valuation and only if it was satisfactory would they pay their property lawyer to press on with the conveyancing in Ramsey.
The deeds to our property are lost. The solicitors who conducted the conveyancing in Ramsey 10 years ago have long since closed. What are my next steps?
Gone are the days when you need to have the physical official documentation to establish that you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Ramsey is the location of the property. What do you suggest?
Flying freeholds in Ramsey are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ramsey you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ramsey may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.