As someone unfamiliar with the Ramsey conveyancing process what is the number one tip you can impart concerning the legal transfer of property in Ramsey
Not many law firms or advisers will tell you this but conveyancing in Ramsey and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there is an abundance of room for confrontation between you and others involved in the transaction. E.g., the vendor, estate agent and on occasion the bank. Choosing a solicitor for your conveyancing in Ramsey is a critical decision as your conveyancer is your adviser, and is the ONLY person in the legal process whose responsibility is to look after your legal interests and to keep you safe.
Sometimes a potential adversary may try and persuade you that you should follow their advice. For example, the estate agent may claim to be helping by claiming that your solicitor is slow. Or your mortgage broker may tell you to do take action that is against your solicitors recommendation. You should always trust your lawyer above all other parties in the conveyancing process.
My property lawyer in Ramsey has never been on on the TSB Conveyancing Panel. Can I still continue with my prefered solicitor notwithstanding that they are excluded from the TSB panel of approved conveyancing solicitors?
The limited options available to you here include:
- Complete the purchase with your preferred Ramsey lawyers but TSB will need to instruct a solicitor on their panel. This will result in additional overall legal charges and cause delays.
- Choose an alternative lawyer to to deal with the purchase, remembering to check they are on the TSB panel
Should my solicitor be raising questions about flooding as part of the conveyancing in Ramsey.
Flooding is a growing risk for solicitors conducting conveyancing in Ramsey. There are those who acquire a property in Ramsey, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, but there are a number of checks that can be undertaken by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Ramsey. The conventional set of property information forms supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the seller to discover whether the property has ever been flooded. In the event that flooding has previously occurred which is not disclosed by the owner, then a purchaser could commence a compensation claim stemming from an misleading answer. The purchaser’s lawyers should also commission an environmental report. This should higlight if there is any known flood risk. If so, further investigations will need to be carried out.
Me and my brother purchased a 4 bedroom Georgian house in Ramsey. Conveyancing solicitor represented me and Lloyds TSB Bank. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the matching property. Is it worth asking Lloyds TSB Bank to clarify?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ramsey and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing practitioner who conducted the purchase.
I am Googling for Ramsey online conveyancing estimates. Can I be sure that all the Ramsey law firms that are listed on your site are on the mortgage company conveyancing panel?
The law firms on our directory have assured us via an online form that they are on the lender panel and agreed to advise us to take down their listing in the event of removal off of the mortgage company panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Ramsey conveyancing solicitor being on the bank conveyancing panel is not accurate.