I am in the process of selling my apartment in Ringmer and the estate agent has just telephoned to say that the purchasers are switching solicitor. The excuse is that the mortgage company will only work with property lawyers on their conveyancing panel. Why would a major mortgage company only engage with specific lawyers rather the firm that they want to choose for their conveyancing in Ringmer ?
Banks have always had an approved set of law firms they are willing to work with, 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 many years.
Banks blame a rise in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms 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. Your purchasers are not going to have any impact on this.
I am need of leasehold conveyancing for an apartment in a fairly new development (five years built) in Ringmer. 95% of the properties are already occupied. Do I need carry out the local searches as part of conveyancing in Ringmer?
You would be putting yourself at risk in refusing to carrying out Ringmer conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would seriously advise in no uncertain terms that you have them. If speed and price are top of your issues you should discuss with your solicitor about the possibility of search insurance
We are purchasing a property and require a conveyancing solicitor in Ringmer who is on the Aldermore solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Aldermore . We don't recommend any particular firms conducting conveyancing in Ringmer.
After reviewing online forums for a recommended lawyer in Ringmer, most post that I should instruct a CQS kitemarked solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's biggest banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). The scheme does not cover licenced conveyancers. Ringmer is one of the many areas in England and Wales where there are CQS solicitors.
I have recentlyfound out that Arc property Solicitors have closed. They carried out my conveyancing in Ringmer for a purchase of a leasehold apartment 12 months ago. How can I check that the property is not still registered in the name of the former proprietor?
The quickest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ringmer conveyancing specialists.
I have just appointed agents to market my basement apartment in Ringmer. Conveyancing solicitors are to be appointed soon, however I have just received a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as normal as all ground rent and maintenance invoices will be allotted as 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 next payment date. Most management companies will not acknowledge the buyer unless 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. This will smooth the conveyancing process.
I am the registered owner of a 1st floor flat in Ringmer, conveyancing having been completed 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Ringmer with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 yearly. The lease ends on 21st October 2099
You have 74 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.