My son is in the process of securing a newly built flat in Ramsgate with a mortgage from Skipton. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Skipton conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Skipton conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I am buying a 4 bedroom semi-detached house in Ramsgate. Our aim is to carry out an extension to the side at the property.Will legal conveyancing on the property include investigations to see if these works are prohibited?
Your conveyancer should review the deeds as conveyancing in Ramsgate can occasionally reveal restrictions in the title documents which prevent categories of works or need the consent of another owner. Some extensions need local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
My partner and I have organised a further advance on our mortgage from Lloyds as we want to carry out alterations to our home in Ramsgate. Do we need to appoint a high street Ramsgate solicitor on the Lloyds conveyancing panel to deal with the paperwork?
Lloyds don't usually appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.
Planning on purchasing a flat in Ramsgate. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ramsgate conveyancer is on the Leeds Building Society conveyancing panel.
How easy is it to use the search facility to locate a conveyancing lawyer in Ramsgate on the authorised to act for my bank?
First pick a lender such as Birmingham Midshires, Coventry Building Society or Alliance & Leicester then choose your location for instance Ramsgate. Conveyancing practices in Ramsgate and across England and Wales should be listed.
My husband and I are a couple of weeks into a freehold purchase having been recommend to solicitors by the estate agent to do our conveyancing in Ramsgate. I am not happy. Can you you assist me in finding new solicitors?
A lawyer would need to be really poor to suggest diss instructing them. Has the mortgage been sent? If so you need to make them aware of the new conveyancer and ensure the offer are re-issued. Your new conveyancer needs to be on the banks panel to avoid added charges and delays. So that should be your starting point. The find a solicitor tool will assist you in finding a bank approved solicitor for your home move in Ramsgate
My wife and I purchased a leasehold house in Ramsgate. Conveyancing and Virgin Money mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Ramsgate who acted for me is not around. Do I pay?
The first thing you should do is make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is in fact the new freeholder. There is no need to incur the fees of a Ramsgate conveyancing solicitor to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the registered owner of a basement flat in Ramsgate, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Ramsgate with over 90 years remaining are worth £206,000. The ground rent is £45 per annum. The lease runs out on 21st October 2087
With only 66 years left to run the likely cost is going to span between £12,400 and £14,200 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.
My sister completed her conveyancing in Ramsgate in 2008. She has been married, widowed and in recent months got married again. She now wishes to dispose of the Ramsgate property. I think she will simply be asked to supply copies of the marriage certificates to the solicitor however she is concerned it will hold up the house sale. Should she appoint a conveyancer to update the title information for the property?
It is not absolutely necessary to bring up to date the register providing you have the evidence needed to demonstrate how the name change resulted.
Any purchaser’s conveyancing practitioner should check the title entries and request evidence to prove the name change e.g. marriage certificates.