Our conveyancer has identified a a problem with the lease for the flat we are buying in Ramsey. The other side have suggested title insurance as a workaround. We are content with insurance and will pay for it. Our property lawyer says that he must check that the lender is willing to move forward with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.
Me and my partner are buying a house in Ramsey. I might seem paranoid but how we can trust a solicitor? At some point we have to send our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We had instructed solicitors located in Ramsey on the Kent Reliance solicitor panel. They have just invoiced me a separate charge for dealing with the Kent Reliance mortgage. Is this a supplemental conveyancing fee set by Kent Reliance?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your lawyer may levy a fee for this. This charge is not set by Kent Reliance but by your Ramsey conveyancer. Some firms on the Kent Reliance panel will levy an ‘acting for lender’ fee but some practices incorporate it on their overall fee.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Ramsey solicitor on the Kent Reliance panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
What will a local search inform me concerning the property my wife and I purchasing in Ramsey?
Ramsey conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company such as Searches UK The local search plays a central role in most Ramsey conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your new home. The search should supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
My wife and I purchased a terraced Edwardian house in Ramsey. Conveyancing solicitor represented me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You need to read 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 owner 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 check the situation with your conveyancing solicitor who conducted the work.
I am planning to acquire a flat and require a conveyancing solicitor in Ramsey who is on the bank approved panel. Could you point me in the right direction as regards a Ramsey solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who do conveyancing in Ramsey. We dont recommend any particular solicitor.