My IFA requires my Ellesmere law firm’s panel member for the Lloyds conveyancing panel. How do I discover this. I have e-mailed my local Ellesmere office but they don't know it.
The sensible thing to do is ask for this information from your Ellesmere property lawyer . Most Ellesmere law practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
I am considering applying for a Kent Reliance mortgage for purchase of a newly converted (under development) in Ellesmere with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?
In theory, you could use a solicitor that is not on the Kent Reliance conveyancing panel, but Kent Reliance would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Ellesmere. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Ellesmere
If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Ellesmere is where the house is located. Can you offer any opinion?
Flying freeholds in Ellesmere are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ellesmere you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ellesmere may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I have been recommended by a couple of local property agents in Ellesmere to locate a conveyancer using your seach tool. Is there a financial advantage for Estate Agents to recommend your lawyers over a competitor’s?
We refuse to offer any financial incentive for pointing buyers and sellers to this site. We thought it would be too underhand to pay a commission as home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.