Is the fact that my solicitor in Ramsey is not on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Ramsey conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
We are about to sign contracts for a garden flat in Ramsey. We encountered a snag. The mortgage offer with Godiva Mortgages Ltd runs out on 2/7/2025 but the sellers are insisting on a completion date of 4/7/2025. Can one extend the loan expiry date?
The best person to deal with your concern is your solicitors who should determine whether he or she is should be discussing with the bank, owner’s lawyers, property agents or possibly all three taking into account the circumstances your house move as of today.
Various internet forums that I have frequented warn that are the main cause of delay in Ramsey conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of slowing down conveyancing in Ramsey.
Over the last few months I have been searching for a flat up to £235,500 and found one round the corner in Ramsey I like with open areas and transport links in the vicinity, however it only has 52 years unexpired on the lease. There is not much else in Ramsey in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a mortgage that many years will be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
Am I right to be concerned by estate agents that I am dealing with are suggesting an online conveyancing firm rather than a High Street Ramsey conveyancing practice?
As is the case with lots of service providers, often recommendations from family and friends can be extremely useful or valuable. Yet there are numerous players in a conveyancing deal; estate agents, financial adviser and mortgage companies may recommend conveyancers to instruct. Sometimes these solicitors might be known to one of the organisations as experts in their field, but occasionally there might be a financial incentive behind the recommendation. You are free to choose your preferred conveyancer. However, bear in mind that the majority of lenders have an approved list of law firms you are obliged to use for the lender aspect of your home move.
I have been searching for Ramsey online conveyancing estimates. Can I be assured that all the Ramsey firms that are listed on your directory are on the lender conveyancing panel?
The law firms listed on our site have advised us that they are on the bank panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a lender or a member of the public that the data about a specific Ramsey firm being on the lender conveyancing panel is not accurate.