What is the first thing I need to know about purchase conveyancing in Ellesmere?
You may not hear this from too many lawyers but conveyancing in Ellesmere and elsewhere in Shropshire is an adversarial experience. Put another way, when it comes to conveyancing there is lots of opportunity for confrontation between you and other parties involved in the house moving process. For example, the vendor, estate agent and sometimes a mortgage company. Choosing a lawyer for your conveyancing in Ellesmere is a critical decision as your conveyancer is your adviser, and is the SOLE person in the legal process whose interest is to look after your legal interests and to keep you safe.
There is a definite emergence in the "blame" culture- someone has to be at fault for the process taking so long. We recommend that you your first instinct should be to trust your lawyer ahead of all other parties in the conveyancing process.
Have just purchased a repossessed house at auction in Ellesmere. Conveyancing is needed. What happens now?
Given that you are now for all intents and purposes signed on the dotted line you must instruct a conveyancing solicitor as a matter of urgency as you are facing a tight deadline in which to complete the deal. All auction property will ordinarily have a corresponding auction set of papers. This will likely include evidence of title and search results. In the case of leasehold property the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You should pass this on to the solicitor instructed by you as soon as possible. You also need to ensure that you have funds in place to complete the transaction on the set completion date.
Can I be sure that the Ellesmere conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Ellesmere getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer handling your transaction.
I am purchasing a property in Ellesmere. One unusual aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Bank of Ireland your lawyer must comply with the formal requirements set out in Part two of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Bank of Ireland where a lease does not satisfy these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Ellesmere.
Me and my brother have a terraced Edwardian property in Ellesmere. Conveyancing practitioner acted for me and TSB. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold under the exact same property. Is it worth asking TSB to clarify?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ellesmere and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing solicitor who conducted the conveyancing.
I am buying a new build house in Ellesmere with a mortgage from Britannia. The developers refused to budge the amount so I negotiated £7000 of extras instead. The property agent suggested that I not disclose to my solicitor about the side-deal as it could impact 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'm remortgaging my existing home to a buy to let loan with National Westminster Bank and I will use the ballance of the raised equity as a down payment on further property. The area we are looking at is Ellesmere. Will your lawyers be able to act for both sets of mortgage companies and tie in the transactions?
Do use our search tool on this page to ensure that the conveyancers are on the appropriate lender panels. On the basis that they are your solicitor should be able to tie up the two deals but you should talk with you lawyer and specify your expectations and requirements.