I am obtaining a mortgage offer from Nat West. I would like to employ the services of a Licensed Conveyancer in Ramsgate. Does the Nat West Solicitor panel allow for Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Would the conveyancing lawyers listed on your site carry out conveyancing in Ramsgate by way of an attended exchange?
There are a few conveyancing specialists carrying out personalised exchanges. You should call us to receive a costs illustration and details as to dates.
It is is a decade since I bought my home in Ramsgate. Conveyancing lawyers have recently been appointed on the sale but I can't find my title documents. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be with the mortgage company or they could still be with the conveyancers who handled your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring current official copies of the land registers. Nearly all conveyancing in Ramsgate relates to registered property but in the unlikely event that your property is unregistered it is more tricky but is not insurmountable.
I have a decision in principle. The bank mentioned the loan came with free conveyancing. Does this mean I have to use their panel solicitor as I would much rather appoint a high street conveyancing solicitor in Ramsgate?
You should check but the chances are that give you one of their panel solicitors if you accept the "fee-free" deal. Speak to the bank and determine if they allow a monetary alternative. Some lenders have previously offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Ramsgate.
A relative advised me that in buying a property in Ramsgate there may be various restrictions prohibiting external changes to a property. Is this right?
There are anumerous of properties in Ramsgate which have some sort of restriction or requirement of consent to external alterations. 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 appointed solicitors located in Ramsgate on the Santander solicitor panel. They have just billed me a supplemental charge for dealing with the Santander mortgage. Is this an additional conveyancing fee specified by Santander?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancer may charge a fee for this. The charge is not dictated by Santander but by your Ramsgate conveyancer. Some firms on the Santander panel will levy an ‘acting for lender’ fee and others do not.
I had a mortgage agreed in principle with Santander. Ramsgate conveyancing lawyers were selected. What is the average time that one could expect to receive a mortgage offer from Santander?
There is no definitive answer here. Have Santander conducted the valuation? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
One month into purchasing a house in Ramsgate. Conveyancing lawyer has told us the property is "Leasehold". Does this make a difference on our HSBC valuation?
Ramsgate conveyancing does not ordinarily involve leasehold houses. The main consideration here is the unexpired lease term and the ground rent. If it's 999 years with a peppercorn rent, it's essentially freehold, so it shouldn't impact the marketability significantly.
On the flip side, if it's, say, 50 years it is bound to have a material impact on the value, and probably wouldn't be mortgageable. The remaining lease term and ground rent will be set out in the lease provided to your conveyancing practitioner.