The Ramsgate conveyancing firm handling our Ramsgate conveyancing has spotted a difference between the assumptions in the valuation survey and what is revealed within the title deeds. My solicitor says that he is duty bound to check that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s approach appropriate?
Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
When can the exchange of contracts occur in domestic conveyancing in Ramsgate and do I need to attend the conveyancers office?
Where you are round the corner to one of the conveyancing solicitors in Ramsgate you are welcome to come in to sign the paperwork. That being said, the firms we work with provide a countrywide conveyancing service and give as equally detailed and professional a job for you when communicating with you digitally. The executing of the purchase agreement is not the important part. A signed contract is just a prerequisite for the solicitor to address the formalities when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Ramsgate)to be in the office available at the end of the phone to exchange contracts.
I am assisting my niece sell her property in Ramsgate. Does the solicitor commission an energy assessment or should I organise this?
Following the abolition of Home Information Packs, energy assessments became a required element of moving property. An energy performance certificate must be to hand in advance of the property being marketed. This is not a task that law firms ordinarily arrange. Where you are instructing a Ramsgate conveyancing lawyer they may be willing to arrange energy performance certificates given their contacts with reputable local providers
When it comes to lenders such as Aldermore, do Ramsgate conveyancing practitioners face a yearly amount to be on the conveyancing panel?
We are not aware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
My offer was accepted on an apartment in Ramsgate on 11/3/2019, valuation was booked five days later, all came back fine. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Leeds Building Society and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Leeds Building Society conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
My uncle has urged me to instruct his conveyancers in Ramsgate. Should I find my own property lawyer?
There are no two ways about it it’s preferable to choose a conveyancing lawyer is to have recommendations from friends or family who have used the firm you're contemplating using.
Can you provide any advice for leasehold conveyancing in Ramsgate with the intention of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Ramsgate can be reduced where you get in touch lawyers the minute you market your property and ask them to put together the leasehold information needed by the purchasers’ conveyancers. If you have had conflict with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The purchasers and their solicitors will be concerned about purchasing a flat where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to present the dispute as historic as opposed to unsettled. You believe that you know the number of years left on your lease but it would be wise to double-check by asking your lawyers. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the remaining number of years is below 80 years. It is therefore essential at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. In the event that you altered the property did you need the Landlord’s consent? Have you, for example installed wooden flooring? Ramsgate leases often stipulate that internal structural changes or installing wooden flooring require a licence from the Landlord consenting to such alterations. If you fail to have the consents to hand you should not communicate with the landlord without contacting your conveyancer in the first instance. If you have the benefit of shareholding in the Management Company, you should ensure that you are holding the original share certificate. Arranging a replacement share certificate is often a lengthy formality and slows down many a Ramsgate conveyancing deal. Where a new share certificate is needed, you should approach the company officers or managing agents (if applicable) for this at the earliest opportunity.
I inherited a basement flat in Ramsgate, conveyancing having been completed 10 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Ramsgate with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease expires on 21st October 2072
With just 53 years unexpired the likely cost is going to span between £27,600 and £31,800 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.