I am progressing with the sale of my maisonette in Ramsey and the estate agent has just telephoned to advise that the buyers are appointing a new conveyancer. The excuse is that the mortgage company will only engage with property lawyers on their conveyancing panel. Why would a big named lender only engage with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Ramsey ?
UK lenders have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Mortgage companies attribute this action to a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.
Due to move into my new home in Ramsey next Monday. My solicitor now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the mortgage company. What does the insurance need to cover?
All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These obligations are not limited to conveyancing in Ramsey.
Should commercial conveyancing searches reveal impending roadworks that could impact a commercial estate in Ramsey?
Its becoming the norm that commercial conveyancing solicitors in Ramsey will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Ramsey. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ramsey.
For every commercial conveyancing transaction in Ramsey it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Ramsey commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Ramsey.
How do I identify a Ramsey law firm on the Virgin Money conveyancing panel? I have a car and am willing to travel upto 25kilometers to meet the lawyer.
You can use the facility on this page. Please choose the mortgage company and your location and you will see a number of Ramsey conveyancing lawyers based on proximity. We have listed some Ramsey conveyancing firms towards the end of this page and you can ring them to verify if they are on the Virgin Money approved list
As co-executor for the estate of my aunt I am disposing of a property in Newport but reside in Ramsey. My lawyer (approximately 260 miles awayhas requested that I sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Ramsey to witness and place their company stamp on the document?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Ramsey
I am employed by a reputable estate agency in Ramsey where we have experienced a number of leasehold sales put at risk as a result of short leases. I have been given conflicting advice from local Ramsey conveyancing firms. Could you confirm whether the owner of a flat can instigate the lease extension process for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I acquired a garden flat in Ramsey, conveyancing formalities finalised October 1999. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Ramsey with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 per annum. The lease runs out on 21st October 2075
With only 53 years remaining on your lease the likely cost is going to be between £27,600 and £31,800 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.