Can you help? My Ramsgate lawyer is advising me that she is duty bound toapply for Ramsgate conveyancing searches resulting from the fact thatthe firm are on the HSBCconveyancing panel. Do I not have any say here?
You have limited options available to you. As you are taking a mortgage with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Ramsgate conveyancing searches.
Why do I have to pay up front for conveyancing in Ramsgate?
If you are buying a property in Ramsgate your solicitor will request that you place them with funds to cover the search fees. This will be the total of the cost of the Local Authority Search. When the deposit is payable against the purchase price then this will be needed immediately prior to exchange of contracts. The final balance that is due should be sent to your lawyer shortly before completion.
A friend informed me that in buying a property in Ramsgate there may be various restrictions prohibiting external alterations to the property. Is this right?
We are aware of anumerous of properties in Ramsgate which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Ramsgate should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had instructed conveyancing lawyers with offices in Ramsgate on the Skipton solicitor approved list. They have just invoiced me a supplemental amount for handling the Skipton mortgage. Is this an additional conveyancing fee set by Skipton?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer may levy a fee for this. This charge is not set by Skipton but by your Ramsgate lawyer. Numerous firms on the Skipton panel will levy ’dealing with mortgage’ fee and others do not.
I am due to exchange contracts on my flat. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being problematic. The Ramsgate solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Various online forums that I have come across warn that are the primary reason for delay in Ramsgate house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any slowing down conveyancing in Ramsgate.
How does conveyancing in Ramsgate differ for newly converted properties?
Most buyers of new build residence in Ramsgate come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is built. This is because builders in Ramsgate tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Ramsgate or who has acted in the same development.
My fiance and I are planning to purchase a 2 bedroom flatin Ramsgate with a mortgage from a lender. We have selected a lawyer in Ramsgate yet our lender says he's not listed on their "panel". We have to appoint from the our mortgage company panel solicitors or stay with our Ramsgate solicitor and pay for one of their panel ones to represent our mortgage company. We feel as though this is unjust; Can we not simply insist that our bank use our Ramsgate lawyer?
No, not really. The bank home loan issued is subject to conditions, one of which will be that lawyers will on the lender's conveyancing panel. in the past, most mortgage companies had open panels, including most conveyancing solicitors in Ramsgate : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your mortgage company.