Will our conveyancer be raising questions concerning flooding during the conveyancing in Ramsey.
Flooding is a growing risk for conveyancers carrying out conveyancing in Ramsey. There are those who acquire a property in Ramsey, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, however there are a number of searches that may be carried out by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Ramsey. The conventional set of property information forms given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to find out if the premises has ever been flooded. If flooding has previously occurred and is not revealed by the vendor, then a purchaser could issue a compensation claim resulting from an incorrect answer. The purchaser’s lawyers may also commission an environmental report. This will higlight if there is any known flood risk. If so, further investigations will need to be initiated.
Due to the guidance of my in-laws I had a survey completed on a house in Ramsey before retaining solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some banks will refuse to give a mortgage on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. If you call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ramsey. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ramsey to see if the conveyancing will be more expensive.
I am looking into buying my first house which is in Ramsey and I am already nervous. I couldn't find anything specific about Ramsey. Conveyancing will be needed in due course but do you know about the Ramsey area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Ramsey. In the meantime here are some basic statistics that we found
Am I better off to appoint a Ramsey conveyancing solicitor based in the vicinity that I am hoping to buy? I have an old university friend who can conduct the legal work but they are based 200kilometers away.
The benefit of a high street Ramsey conveyancing firm is that you can pop in to execute documents, hand in your ID and pester them if necessary. They will also have local knowledge which is a bonus. However it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and in the main were content that must outweigh using an unfamiliar Ramsey conveyancing lawyer solely due to them being round the corner.
My partner and I may need to let out our Ramsey ground floor flat temporarily due to taking a sabbatical. We used a Ramsey conveyancing firm in 2004 but they have closed and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?
A small minority of properties in Ramsey do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I am the registered owner of a studio flat in Ramsey, conveyancing having been completed 8 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Ramsey with over 90 years remaining are worth £202,000. The ground rent is £60 yearly. The lease ceases on 21st October 2081
With only 56 years remaining on your lease we estimate the premium for your lease extension to range between £29,500 and £34,000 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.
I am an executor of my recently deceased mother’s Will, with a bungalow in Ramsey which will be marketed. The property is unregistered at the Land Registry and I'm advised that many estate agents will insist that it is in place before they will proceed. What's the procedure for this?
In the circumstances you refer to it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.