My financial adviser requires my Ramsgate solicitor’s panel member for the Nat West conveyancing panel. What is the best way to obtain this. I have tried my local Ramsgate office but they have not responded to me.
The sensible thing to do is ask for this information from your Ramsgate conveyancer . They keep a central record lender panel numbers.
Why do I have to pay up front when it comes to conveyancing in Ramsgate?
If you are buying a property in Ramsgate your solicitor will ask you put them with funds to cover the the cost of the conveyancing searches. Normally this is asked for to cover the fees of the conveyancing searches. When the down payment is as part of the total price then this should be required immediately in advance of exchange of contracts. Any further balance that is needed will be payable shortly before completion.
Can you clarify what the consequences are if my solicitor is expelled from the Leeds Building Society Conveyancing panel ahead of completing my conveyancing in Ramsgate?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
A relative informed me that in buying a property in Ramsgate there may be various restrictions prohibiting external alterations to the property. Is this right?
There are anumerous of properties in Ramsgate which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Ramsgate should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am planning to move house in March. Will my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you put forward a removal company in Ramsgate. Conveyancing firm was found before I stumbled across your website.
On the afternoon of completion you will need to collect the keys from your property agent but this can only occur when the previous owners conveyancers advise the agent that they have the completion monies and the keys can be collected. You can inform the removal men that they can start moving you in. We are not in a position to recommend a specific removal company but can assist you in finding a conveyancing in Ramsgate or a lawyer with expertise in conveyancing in Ramsgate.
I am selling my apartment. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Clydesdale are being difficult. The Ramsgate solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Ramsgate is the location of the property. Is there any guidance you can give?
Flying freeholds in Ramsgate are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ramsgate you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ramsgate may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.