I am not in a position to travel far from Ramsgate. What is the rationale as to why all Ramsgate solicitors are not on all bank panels?
Lenders tend to impose restrictions on either the nature or the number of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that a organisation must have two or more partners. As well as restricting the nature of firm, some lenders decided to limit the size of their panel they use to act for them. It is worth noting that banks have no accountability for the quality of advice given by any Ramsgate conveyancing practitioner on their panel. Increases in mortgage fraud was the key driver in the rationalisation of conveyancing panels in the last decade notwithstanding that there are contrary points of view concerning the extent of solicitor involvement in some of that fraud. Data published by HM Land Registry indicates that thousands of conveyancing organisations only conduct less than three conveyances a year. Those advocating conveyancing panel cuts ask why conveyancing firms deserve the right to be listed on a lender panel when it is apparent that property law is not their speciality?
Last May we completed a house move in Ramsgate. We have since encountered a number of issues with the property which we consider were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been ordered as part of conveyancing in Ramsgate?
The query is vague as what problems have arisen and if they are relate to conveyancing in Ramsgate. Conveyancing searches and investigations undertaken during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, the vendor completes a document referred to as a Seller’s Property Information Form. If the information turns out to be misleading, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Ramsgate.
Various online forums that I have come across warn that are the primary cause of stalling in Ramsgate conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure within the common causes of delays during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in Ramsgate.
I bought my flat on 10 August and the transaction details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Ramsgate expressed confidence that it would be dealt with inside ten days. Are titles in Ramsgate uniquely lengthy to register?
As far as conveyancing in Ramsgate registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether there are errors and whether the Land registry communicate with any interested parties. At present roughly 80% of such applications are fully dealt with in less than three weeks but some can be subject to longer hold-ups. Registration is effected once the buyer has moved in to the property so an expedited registration is not typically top priority yet if there is a degree of urgency associated with the registration then you or your conveyancer must speak with the land registry and explain the circumstances.
I have just started marketing my ground floor apartment in Ramsgate. Conveyancing solicitors are to be appointed soon, however I have recently received a half-yearly maintenance charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as you normally would as all rents and maintenance charges should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I inherited a ground floor flat in Ramsgate, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Ramsgate with a long lease are worth £165,000. The ground rent is £50 charged once a year. The lease finishes on 21st October 2096
With 77 years unexpired the likely cost is going to be between £7,600 and £8,800 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.