Why would I use a Ramsey conveyancing company when national alternatives are cheap by comparison?

To take your time to find scrutinise conveyancing costs in Ramsey and you should seek an affordable fee calculation but don’t expend your energy hunting for the cheapest Ramsey conveyancer. Identifying the right conveyancer can mark the difference between a seamless and a stressful move. You need to ensure that you have expert guidance from a specialist lawyer. Emails can't replace a telephone call and can never replicate a one to one meeting. The firms that we work with will find you a qualified and trusted conveyancing solicitor that will handle your conveyancing from from the outset to completion, giving the sort of hand holding that you rarely receive from an internet conveyancer. He or She will contact you regularly to update you as to headway and keep you informed. If you ever need to contact the office you will know who you need to speak to and we'll endeavour to make sure that you are in the know.

We are about to sign contracts for a leasehold flat in Ramsey. We encountered a stumbling block. Our loan offer with Barnsley Building Society expires on 2/5/2025 but the owners are suggesting a completion date of 7/5/2025. Is it possible to extend the loan expiry date?

The person best placed to address this issue is your conveyancer who will hopefully calculate whether they should be discussing with the mortgage company, seller’s conveyancers, estate agents or possibly all parties given the history of your conveyancing as of today.

I am assisting my mother sell her property in Ramsey. Does the solicitor order an energy assessment or it is for the owner to see to?

After the abolition of HIPs, energy performance certificates was maintained a required part of moving house. An energy performance certificate needs to be to hand prior to the property being placed on the market. It is not something that conveyancers ordinarily organise. Where you are instructing a Ramsey conveyancing solicitor they may help arrange energy assessments due to their relationships with reputable local energy assessors

Please help - my lawyer advises that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Ramsey conveyancing?

The right level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between Nationwide Building Society and Coventry Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.

I am selling my apartment. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Aldermore are being problematic. The Ramsey solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I'm purchasing a new build house in Ramsey with the aid of help to buy. The builders refused to reduce the amount so I negotiated £7000 of extras instead. The sale representative told me not disclose to my solicitor about the deal as it will jeopardize my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am a negotiator for a reputable estate agent office in Ramsey where we have experienced a few flat sales put at risk as a result of short leases. I have received contradictory information from local Ramsey conveyancing firms. Please can you clarify whether the owner of a flat can start the lease extension process for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I invested in buying a 2 bed flat in Ramsey, conveyancing formalities finalised 10 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Ramsey with over 90 years remaining are worth £260,000. The ground rent is £45 invoiced annually. The lease ends on 21st October 2099

You have 74 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.