My IFA says he needs my Ramsgate law firm’s panel member for the Lloyds conveyancing panel. How do I obtain this. I have tried my local Ramsgate branch but they have not got back to me yet.
Have you tried contacting your Ramsgate conveyancing practitioner about this?. They keep a central record lender panel numbers.
There is lots of here about conveyancing in Ramsgate but what is your top tip for finding the right conveyancer in Ramsgate
It would be unwise to be swayed by the cheapest Ramsgate conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I have a mortgage with Principality for my property in Ramsgate. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Principality?
Principality must be informed of your intention in advance of letting out your property as this is likely to be a breach of Principality’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. You need not do this via a Principality conveyancing panel lawyer.
Completion of my purchase has taken place for my property in Ramsgate. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Should commercial conveyancing searches reveal proposed roadworks that may affect a commercial property in Ramsgate?
Many commercial conveyancing solicitors in Ramsgate will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Ramsgate. The search result provides definitive information 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 Ramsgate.
For every commercial conveyancing transaction in Ramsgate it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Ramsgate commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Ramsgate.
I am purchasing a new build house in Ramsgate with a mortgage from HSBC Bank. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not reveal to my lawyer about the side-deal as it may impact my loan with HSBC Bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one round the corner in Ramsgate I like with amenity areas and station in the vicinity, the downside is that it's only got 52 remaining years left on the lease. There is not much else in Ramsgate in this price bracket, 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 shortness of the lease will be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
I've found a house that seems to meet my requirements, at a reasonable price which is making it more attractive. I have subsequently been informed that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Ramsgate. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Ramsgate ?
The majority of houses in Ramsgate are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Ramsgate so you should seriously consider looking for a Ramsgate conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example obtaining the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a contribution towards the maintenance of the estate where the house is located on an estate. Your solicitor will appraise you on the various issues.