As someone unfamiliar with conveyancing in Ventnor what’s your top tip you can impart concerning the ownership transfer in Ventnor
Not many law firms or advisers will tell you this but conveyancing in Ventnor or throughout Isle Of Wight is often a confrontational process. Put another way, when it comes to conveyancing there exists plenty of room for friction between you and others involved in the legal transfer of property. E.g., the vendor, selling agent and sometimes your mortgage company. Appointing a law firm for your conveyancing in Ventnor should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the process whose interest is to look after your best interests and to keep you safe.
We are witnessing a definite ongoing adversarial element to conveyancing- someone has to be blamed for the process taking so long. We recommend that you your first instinct should be to trust your lawyer ahead of the other players in the home moving process.
we are a couple who are purchasing a purpose built apartment in Ventnor with a mortgage from Britannia.We use our Ventnor conveyancing solicitor but Britannia says her practice is not on their "panel". We have to appoint a Britannia panel lawyer or keep our preferred solicitor and fork out for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. The home loan offered to you is subject to its terms and conditions, a common one being that lawyers needs to be on the Britannia approved list. in the past, most mortgage companies had large numbers of solicitors 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 solicitors to apply to be on the conveyancing panel for Britannia
What is your number one tip for finding a conveyancing solicitor in Ventnor
We would encourage you not to go for the lowest Ventnor conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. 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 know exactly what you’ll have to pay in ahead of the deal.
A relative pointed out to me me that in buying a property in Ventnor there could be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?
We are aware of a number of properties in Ventnor which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Ventnor should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I happen to be the sole beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Ventnor. The Ventnor property was put into my name in August. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership could be considered the same way as if I'd bought the house in August. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. Most lenders would take a practical view as this clause is principally there to pick up on the purchase and immediately sell or the quick reselling of properties.
We are purchasing a property and the conveyancer has referenced Chancel Repair to which the house could be obligated to contribute to given it’s proximity to the area of such a church. She has recommended insurance. Is this strictly required for conveyancing in Ventnor
Unless a prior purchase of the house completed post 12 October 2013 you may take it that solicitors carrying out conveyancing in Ventnor to remain recommending a chancel search and or insurance against a claim.
Taking into account that I will soon part with £400,000 on a house in Ventnor I wish to have a conversation with the conveyancer concerning theconveyancing ahead of giving the go ahead to the firm. Can this be arranged?
Absolutely - we would be pleased to talk to you we do not take any clients on without you liaising with the solicitor who will be doing your conveyancing in Ventnor.There is no ‘factory style conveyancing’ - each client is unique person, not a file reference. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Ventnor should be the amount on the final invoice that you are charged.
My fiance and I may need to rent out our Ventnor 1st floor flat for a while due to a career opportunity. We instructed a Ventnor conveyancing firm in 2004 but they have since shut and we did not think at the time get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Some leases for properties in Ventnor do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
Ventnor Leasehold Conveyancing - Examples of Queries before buying
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Are any of leasehold owners in dispute over their service charge payments? What is the service charge and ground rent on the flat? What is the the remaining lease term?