Me and my fiance are purchasing a 3 bedroom flat in Ramsey with a mortgage. We have a Ramsey solicitor, however the bank says he's not on their "panel". It seems we have little choice but to use one of the bank panel firms or retain our Ramsey conveyancing practitioner and pay for one of their panel lawyers to represent them. This seems very unfair; are we not able to insist that the bank use our Ramsey conveyancer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Ramsey conveyancing lawyer to apply to be on the conveyancing panel.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Ramsey?
There are many recorded licenced Conveyancers in Ramsey and Solicitor firms in Ramsey who provide Conveyancing services We would stress that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. The two can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
We are aiming to move home in May. Should my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you put forward a removal company in Ramsey. Conveyancing firm was found before I stumbled across this page.
On the day of completion you can collect the keys from the property agent however this can only occur after the sellers solicitors inform the agent that the monies to complete are in and the keys can be passed over. You can advise the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can assist you in locating a residential property solicitor in Ramsey or a legal practice with expertise in conveyancing in Ramsey.
I am expecting a AIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Ramsey solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Ramsey solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
Various web forums that I have come across warn that are the main cause of hinderance in Ramsey house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays in the conveyancing process. Local searches are unlikely to feature in any holding up conveyancing in Ramsey.
My father has encouraged me to use his lawyers for conveyancing in Ramsey. Should I use them?
Much as we are happy to recommend a Ramsey conveyancing lawyer the best way to find a conveyancing practitioner is to have guidance from friends or family who have used the firm you're are thinking of instructing.
I have recently realised that I have Seventy years unexpired on my lease in Ramsey. I now want to extend my lease but my freeholder is can not be found. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to locate the lessor. In some cases a specialist may be useful to try and locate and to produce an expert document which can be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor both on investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Ramsey.
Leasehold Conveyancing in Ramsey - Sample of Queries Prior to buying
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Are there any major works anticipated that will add a premium to the service charges? Does the lease have more than 85 years left?
I note that you have a post code search directory identifying solicitors on the lender conveyancing panel. Do Ramsey conveyancing firms pay you a commission if I retain them for my own house purchase?
We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Ramsey.