Me and my partner are hoping to purchase a 1 bedroom apartment in Ramsey with a mortgage. We would like to retain our Ramsey solicitor, however the bank says she’s not on their "panel". It appears that we have little choice but to select one of the bank panel conveyancing practices or continue with our Ramsey conveyancing practitioner and pay for one of their panel ones to represent them. We consider that this is unjust; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Ramsey conveyancing lawyer to apply to be on the conveyancing panel.
Our son is in the process of securing a house that has just been built in Ramsey with a home loan from Nationwide. His lawyer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Nationwide conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I am the registered owner of a freehold property in Ramsey but still invoiced for rent, why is this and what is this?
It is rare for properties in Ramsey and has limited impact for conveyancing in Ramsey but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
A colleague informed me that in buying a property in Ramsey there may be various restrictions preventing external alterations to a property. Is this right?
There are anumerous of properties in Ramsey which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Ramsey should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Please help - my lawyer advises that missing deeds insurance is required on my purchase. What is the level of cover for Ramsey conveyancing?
The appropriate level of missing deeds indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and The Mortgage Works. Conveyancing solicitors as opposed to members of the public take out such insurances.
We were going to get a AIP from Nottingham this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any Ramsey solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Ramsey solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
Are there any apps to assist me to locate a Ramsey law firm on the Nottingham Building Society conveyancing panel? I am a keen cyclist and am happy to travel upto 20kilometers to meet the conveyancer.
Feel free to make use of the tool on this page. Please pick a bank and your location and you will see a number of Ramsey conveyancing lawyers locally. We have detailed some Ramsey conveyancing firms at the bottom of this page and you can call them to check if they are on the Nottingham Building Society approved list