Am I correct in assuming that the fact that my solicitor in Ramsey is not identified on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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. Where you are concerned you should simply call the Ramsey conveyancing firm and ask them why they are no longer on the approved list for your bank.
I purchased a freehold premises in Ramsey yet pay rent, why is this and what is this?
It is rare for properties in Ramsey and has limited impact for conveyancing in Ramsey but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
My wife and I are buying a property in Ramsey. I might seem paranoid but how we can trust a conveyancer? At some point we will need to send funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are due to move house in August. Does my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you suggest a removal company in Ramsey. Conveyancing solicitor was organised prior to coming across this page.
On the afternoon of completion you can pick up the house keys from your estate agent but this should only occur after the previous owners conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you will need to advise the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can assist you in finding a conveyancing in Ramsey or a solicitor that specialises in conveyancing in Ramsey.
Are all Ramsey Conveyancing Quality Solicitors on the Nottingham conveyancing panel?
A selection of banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
About to purchase a new build apartment in Ramsey. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Ramsey
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Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I have just started marketing my basement apartment in Ramsey. Conveyancing has not commenced, but I have just had a yearly maintenance charge invoice – what should I do?
The sensible thing to do is pay the invoice as usual given that all rents and maintenance payments should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I acquired a 2 bed flat in Ramsey, conveyancing was carried out November 2010. How much will my lease extension cost? Similar properties in Ramsey with over 90 years remaining are worth £260,000. The ground rent is £45 yearly. The lease terminates on 21st October 2099
With just 74 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.
For various reasons I cannot travel my Ramsey conveyancing practitioners office to sign documents connected to my conveyancing in Ramsey – will this be an issue?
Not a problem. Ramsey conveyancing solicitors can handle conveyancing transactions for clients nationwide. You are unlikely to be required to meet your lawyer in the flesh at a Ramsey conveyancers office. They can undertake all communications remotely from their Ramsey office.