Me and my partner are buying a 1 bedroom flat in Ramsgate with a mortgage. We like our Ramsgate lawyer, however the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or continue with our Ramsgate conveyancing practitioner as well as pay for one of their panel lawyers to act for them. We feel that this is inequitable; is there anything we can do?
No, not really. The mortgage offered to you 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 Ramsgate conveyancing lawyer to apply to be on the conveyancing panel.
We are purchasing a house and need a conveyancing solicitor in Ramsgate who is on the Nottingham solicitor panel. Could you point me in the right direction as regards a conveyancing 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 Nottingham . We don't recommend any particular firms conducting conveyancing in Ramsgate.
I require expedited conveyancing in Ramsgate as I am under pressure to complete within 4 weeks. Luckily I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?
If.Given you are not obtaining a mortgage you are at liberty not to have searches carried out although no conveyancer would advise that you don't. With lots of history conveyancing in Ramsgate the following are examples of what can crop up and therefore affect the marketability of the property: Refused Planning Applications, Overdue Fees, Overdue Grants, Unadopted Roads,...
I'm buying a new build house in Ramsgate benefiting from help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not disclose to my lawyer about this deal as it would jeopardize my loan with the bank. 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 am hoping to put an offer on a small detached house that seems to meet my requirements, at a reasonable price which is making it all the more appealing. I have since been informed that the title is leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Ramsgate. Conveyancing solicitors 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 conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Ramsgate in which case you should be looking for a Ramsgate conveyancing solicitor and check that they are used to advising on 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 comes with conditions such as requiring the freeholder’spermission to carry out alterations. It may be necessary to pay a service charge towards the maintenance of the estate where the property is located on an estate. Your solicitor will appraise you on the various issues.
I acquired a ground floor flat in Ramsgate, conveyancing was carried out in 2004. 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? Similar properties in Ramsgate with a long lease are worth £201,000. The ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2090
With just 65 years remaining on your lease we estimate the premium for your lease extension to span between £13,300 and £15,400 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.
I am thinking of choosing an online property lawyer rather than a Ramsgate conveyancing firm. Any advice?
There are advantages of having the option attend a local Ramsgate conveyancing solicitor for example
- signing papers same day
- having one on one explanations of issues that you need help with
- the ability to raise concerns if matters need to addressed
When analysing quotes, look carefully for hidden extras. The majority decent Ramsgate high street solicitors give an all-inclusive price. Often online companies seem to offer cheap fees, yet have hidden 'extras' in the in the terms and conditions.