Last June we completed a house move in Ellesmere. We have since encountered a number of issues with the house which we consider were omitted in the conveyancing searches. What action can we take? What searches should? have been carried out as part of conveyancing in Ellesmere?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Ellesmere. Conveyancing searches and investigations undertaken as part of the buying process are supposed to help avoid problems. As part of the legal transfer of property, the vendor completes a questionnaire known as a SPIF. answers provided is incorrect, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Ellesmere.
How does conveyancing in Ellesmere differ for new build properties?
Most buyers of new build property in Ellesmere come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Ellesmere usually purchase 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 Ellesmere or who has acted in the same development.
Is it possible to switch firm as I need to choose a firm on the Godiva Mortgages Ltd conveyancing list. I had appointed a high street conveyancing solicitor in Ellesmere round the corner but he is not approved by Godiva Mortgages Ltd
It would be our pleasure to help you select a conveyancing solicitor in Ellesmere on the Godiva Mortgages Ltd panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Ellesmere. In utilising search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Ellesmere.
I work for a long established estate agency in Ellesmere where we have experienced a few flat sales jeopardised as a result of short leases. I have received inconsistent advice from local Ellesmere conveyancing solicitors. Can you shed some light as to whether the vendor of a flat can commence the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 garden flat in Ellesmere, conveyancing formalities finalised in 1999. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Ellesmere with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2074
With only 55 years remaining on your lease the likely cost is going to be between £31,400 and £36,200 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.
I need to find a mortgage company panel solicitor in Ellesmere. Could you help me?
Unfortunately it’s not apparent why you need a Ellesmere panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the mortgage company to find out which solicitors in Ellesmere are on their panel . If you do find such a firm in Ellesmere not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site