We are buying a 1 bedroom apartment in Ramsgate with a mortgage. We like our Ramsgate solicitor, however the lender advise he's not on their "panel". It appears that we have little choice but to use one of the bank panel firms or retain our Ramsgate conveyancer and pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower 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 Ramsgate conveyancing lawyer to apply to be on the conveyancing panel.
When does exchange of contracts occur in residential conveyancing in Ramsgate and do I need to attend the lawyers branch?
If you are near to one of the conveyancing solicitors in Ramsgate you are invited in to sign contracts. However, the law practices we recommend provide countrywide coverage for conveyancing and give as equally diligent and professional a job for you when dealing with you by post or email. The executing of the sale agreement is not the point of no return. A signed contract simply enables the firm to exchange contracts when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Ramsgate)to be in the office at the appropriate time.
How does conveyancing in Ramsgate differ for newly converted properties?
Most buyers of new build or newly converted property in Ramsgate contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is ready to move into. This is because house 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 conveyancing solicitors 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 used to new build conveyancing in Ramsgate or who has acted in the same development.
What does commercial conveyancing in Ramsgate cover?
Non domestic conveyancing in Ramsgate incorporates a broad array of services, offered by qualified solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
I am on look out for some leasehold conveyancing in Ramsgate. Before I set the wheels in motion I want to be sure as to the remaining lease term.
Assuming the lease is recorded at the land registry - and 99.9% are in Ramsgate - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Ramsgate Leasehold Conveyancing - Sample of Questions you should ask Prior to buying
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For most Ramsgate leaseholds the outlay for major works are not included within maintenance charges, albeit that some managing agents in Ramsgate ask leasehold owners to contribute towards a reserve fund created for the specific purpose of building a fund for larger repairs or maintenance. Are there any major works in the near future that could add a premium to the maintenance fees? Does the lease contain onerous restrictions?
We have been told by many friends to expect six to eight weeks for Ramsgate conveyancing to complete.This was four weeks ago. The property information was only forwarded from the vendors property lawyer a few days ago so now does it countdown?
There is no conventional countdown for conveyancing in Ramsgate, or any area in the UK. You just have to make sure your finances are in order and in due course the rest will come to you eventually.