I am selling my house in Ramsgate and the estate agent has just e-mailed to advise that the purchasers are changing their conveyancer. I am told that this is due to the fact that the bank will only engage with property lawyers on their conveyancing panel. On what basis would a leading mortgage company only work with specific lawyers rather the firm that they want to choose for their conveyancing in Ramsgate ?
Banks have always had panels of law firms that can act for them, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Mortgage companies justify this action to a rise in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any impact on this.
We were just about to exchange contracts for a semi detached house in Ramsgate. We have hit a problem. The mortgage offer with Coventry Building Society expires on 2/9/2026 but the vendors are putting forward a completion date of 4/9/2026. Can one extend the loan expiry date?
The best person to deal with your issue is your conveyancer who should determine whether he or she is corresponding with the bank, owner’s representatives, estate agents or possibly all parties given the circumstances your house move as of today.
What is the best way to find out if the solicitor conducting my conveyancing in Ramsgate is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Aldermore thus paying £192.00 in supplemental legal costs.
Please do take advantage of the search tool on this web page. Please choose the mortgage company and type ‘Ramsgate’ or your preferred area and you will discover numerous conveyancers offices in Ramsgate or near you.
I'm purchasing a new build house in Ramsgate with the aid of help to buy. The developers would not move on the amount so I negotiated £7000 of additionals instead. The sale representative advised me not inform my conveyancer about the side-deal as it will adversely affect my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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 need to instruct a conveyancing practitioner in Ramsgate for my purchase. Can I check a solicitor's complaints history with the legal regulator?
Members of the public can see presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA may monitor call for training reasons.
Estate agents have just been given the go-ahead to market my ground floor apartment in Ramsgate.Conveyancing lawyers have not yet been instructed however I have just had a quarterly maintenance charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the service charge as you normally would as all ground rent and maintenance charges should be allottedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until 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