I opted for a high street lawyer for my conveyancing in Ramsey yesterday. Going through the Terms I seeI am liable for charges even where the conveyance does not complete. Should I go with them or use an on-line lawyer promising no-sale-no-fee conveyancing in Ramsey?
Generally there is a concession along the lines that if "No Completion No Fee" is offered then the fee levels will tend to be be uplifted to counteract the cases that do not proceed. Do bear in mind that these arrangements rarely cover disbursements by way of example Ramsey conveyancing search fees.
Our god-son is purchasing a newly built flat in Ramsey with a home loan from Virgin Money. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Virgin Money conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Virgin Money conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I purchased a freehold house in Ramsey but still pay rent, why is this and what is this?
It’s unusual 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 date back hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh 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 after 2037 is to be extinguished.
The Ramsey conveyancing lawyers that just started acting on my purchase in Ramsey have without warning closed. They were on acting for me because I had to have a lawyer on the Santander conveyancing panel and my previous Ramsey lawyer was not. I paid them money on account. What are my options?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Santander conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
What does a local search reveal regarding the house we're buying in Ramsey?
Ramsey conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations such as PSG The local search plays a central role in most Ramsey conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your new home. The search should provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
My uncle has suggested that I use his conveyancers in Ramsey. Should I find my own conveyancer?
Much as we are happy to recommend a Ramsey conveyancing lawyer the best way to select a conveyancing practitioner is to get guidance from friends or relatives who have previously instructed the firm you're considering.