It is is a decade since I acquired my property in Ramsgate. Conveyancing solicitors have now been retained on the sale but I am unable to track down my title documents. Is this a problem?
You need not be too concerned. First the deeds may be with the mortgage company or they may be in the possession of the lawyers who oversaw your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Almost all conveyancing in Ramsgate relates to registered property but in the rare situation where your property is unregistered it is more problematic but is not insurmountable.
What does a local search reveal concerning the house my wife and I purchasing in Ramsgate?
Ramsgate conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for example Searchflow The local search plays an important part in most Ramsgate conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your new home. The search will supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
How does conveyancing in Ramsgate differ for new build properties?
Most buyers of new build or newly converted property in Ramsgate come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Ramsgate usually buy 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 conveyancers 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 accustomed to new build conveyancing in Ramsgate or who has acted in the same development.
Given that I am about to part with 450k on a house in Ramsgate I wish to talk to a conveyancer about mytransaction prior to giving the go ahead to the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer due to be carrying out your property ownership legalities in Ramsgate.There is no ‘factory style conveyancing’ - each client is unique individual, not a file number. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Ramsgate should be the amount on the final invoice that you end up paying.
When it comes to my conveyancing in Ramsgate should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Ramsgate conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.