I am selling my home in Ratcliff. Will the property lawyer have to be on the Kent Reliance conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Kent Reliance conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.
There are a variety of conveyancing solicitors in Ratcliff but how do I know who I should use?
We would encourage you not to go for the lowest Ratcliff 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 go into the conveyancing with your eyes wide open.
Can you point me to a directory of Nationwide panel conveyancers in Ratcliff on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the CML or Building Society Association sites. A small selection of banks make their panel listings viewable on the web. Where you are looking for a Ratcliff conveyancer on the Nationwide please make the most of our tool.
I am currently in the process of buying my council flat in Ratcliff. I have a mortgage offer with UBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
How does conveyancing in Ratcliff differ for newly converted properties?
Most buyers of new build property in Ratcliff contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Ratcliff typically purchase the land, 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 Ratcliff or who has acted in the same development.
In my capacity as executor for the will of my grandfather I am disposing of a residence in Neath but live in Ratcliff. My solicitor (who is 235 kilometers awayrequires that I execute a statutory declaration before completion. Can you recommend a conveyancing solicitor in Ratcliff who can witness this legal document for me?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are based in Ratcliff
I am hoping to put an offer on a small detached house that seems to meet my requirements, at a reasonable price which is making it all the more appealing. I have since discovered that it's a leasehold as opposed to freehold. I am assuming that there are issues buying a house with a leasehold title in Ratcliff. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?
Most houses in Ratcliff are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Ratcliff in which case you should be looking for a Ratcliff conveyancing solicitor and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’spermission to conduct changes to the property. You may also be required to pay a service charge towards the maintenance of the communal areas where the house is part of an estate. Your conveyancer should appraise you on the various issues.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Ratcliff conveyancing firm to act on my behalf?
Absolutely. We are happy to put you in touch with a Ratcliff conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Ratcliff residence is 12, 14 & 16 Hull Close in May 2010. the Tribunal determined that the premium payable for the acquisition of the freehold to the subject premises was the sum of £18,300 This case was in relation to 3 flats. The unexpired term as at the valuation date was 101.61 years.
My parents are having problems in finding their Ratcliff property on the HMLR website. They recall that back in the 70’s when they purchased the bungalow there were complications with Ratcliff not being recognised in some systems.
Nearly all properties in Ratcliff should appear. Have you limited your search to simply the postcode. Ordinarily it should mention all the properties inside the postcode. Assuming the property is registered it will be there with a title number. Where they bought back in the 70’s it's conceivable it may be not yet registered. The address may still be revealed but with the title number identified as 'na'. In this scenario you will need to find the original title papers which might be with your parent’s lender.