Is the fact that my conveyancer in Ringmer is not on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Ringmer conveyancing firm and enquire why they are no longer on the approved list for your lender.
My friend advised me that where I am buying in Ringmer I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your Ringmer conveyancing searches. It is not a small document of about 40 pages, listing and detailing significant information about Ringmer around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Ringmer Education with plans and statistics, Local Amenities and other useful information regarding Ringmer.
I am looking for a flat up to £195,000 and found one close by in Ringmer I like with a park and station in the vicinity, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Ringmer for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a home loan the remaining unexpired lease term may be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
Given that I am about to spend hundreds of thousands of pounds on a house in Ringmer I wish to have a conversation with the lawyer about mytransaction ahead of instructing the firm. Can this be arranged?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you liaising with the lawyer due to be doing your property ownership legalities in Ringmer.There is no ‘factory style conveyancing’ - every client is unique individual, not a case number. The practices that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Ringmer should be the figure that you are charged.
Why is New Build conveyancing in Ringmer more costly?
Buying a new build property is significantly distinct from the normal house buying conveyancing in Ringmer. For a start housebuilders usually insist contracts to exchange inside a short timeframe, the result being a a great deal of pressure on your property lawyer to ensure all is in order. Furthermore new build properties frequently necessitate examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Bank obligations are also more detailed. Taking into account the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.