My partner and I are hoping to purchase a property in Ramsbottom and are in fact using a Ramsbottom conveyancing firm. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Nationwide Building Society have this afternoon contacted us to advise us that there is now an issue as our Ramsbottom conveyancer is not on their approved list of lawyers. Is this a problem?
If you are buying a property with the assistance of a mortgage it is standard for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Ramsbottom lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
I am buying a new build flat in Ramsbottom. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Ramsbottom you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Ramsbottom.
I used Wolstenholmes a few years ago for my conveyancing in Ramsbottom. Now, I need the documents however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ramsbottom of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a ground for flat up to £235,500 and identified one round the corner in Ramsbottom I like with a park and station in the vicinity, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in Ramsbottom suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a home loan that many years will likely be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.
Is it simple use your search tool to get a costs illustration from a conveyancing solicitor in Ramsbottom on the approved list for my lender?
1st pick a mortgage company such as National Westminster Bank, Skipton Building Society or TSB then specify your preferred area for example Ramsbottom. Conveyancing practices in Ramsbottom and across England and Wales should be shown.