My wife and I are intending to buy a 3 bedroom apartment in Ramsgate with a mortgage. We have a Ramsgate conveyancer, but the mortgage company advise he's not on their "panel". It appears that we have little choice but to appoint one of the bank panel solicitors or continue with our Ramsgate property lawyer as well as pay for one of their panel ones to act for them. We regard this is unjust; are we not able to demand that the lender use our Ramsgate solicitor ?
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. A further alternative is for your Ramsgate conveyancing lawyer to apply to be on the conveyancing panel.
We are planning to acquire a house and need a conveyancing solicitor in Ramsgate who is on the Clydesdale approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Ramsgate.
I require expedited conveyancing in Ramsgate as I have a deadline to complete inside 4 weeks. Luckily I do not need a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
As you are are a cash buyer you are at liberty not to have searches conducted although no law firm would suggest that you don't. With plenty of history conveyancing in Ramsgate the following are examples of what can be revealed and therefore affect future saleability: Enforcement Notices, Overdue Fees, Overdue Grants, Unadopted Roads,...
I'm buying my first flat in Ramsgate with a mortgage from Norwich and Peterborough Building Society. The developers would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The property agent told me not inform my lawyer about this deal as it may impact my mortgage with Norwich and Peterborough Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've found a house that appears to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have subsequently found out that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Ramsgate. Conveyancing lawyers have are soon to be instructed. Will my lawyers set out the implications of buying a leasehold house in Ramsgate ?
Most houses in Ramsgate are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Ramsgate in which case you should be shopping around for a Ramsgate conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the freeholder’sconsent to conduct alterations. You may also be required to pay a contribution towards the maintenance of the estate where the property is located on an estate. Your conveyancer should report to you on the legal implications.
I invested in buying a 2 bed flat in Ramsgate, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Ramsgate with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease ceases on 21st October 2090
With just 65 years unexpired we estimate the premium for your lease extension to range between £13,300 and £15,400 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.
I am contemplating using an online conveyancing practitioner as opposed to a Ramsgate conveyancing firm. Am I making a mistake?
There are advantages of being able to pop in to a local Ramsgate conveyancing solicitor for example
- signing documents and and when necessary
- having one on one explanations of issues that you need help with
- the ability to complain if things are not going as expected
When comparing fees, look out for hidden extras. Most decent Ramsgate high street solicitors give an all-inclusive figure. Many online companies seem to offer cheap fees, yet have hidden 'extras' in the small print.