Would the conveyancing practitioners identified via your search tool carry out auction conveyancing in Ellesmere?
We know of a few auction lawyers we can connect you with those who can conduct auction conveyancing. Ellesmere is just one of the many areas of in which our lawyers are based.
What is the difference between a licensed conveyancer and conveyancing solicitor in Ellesmere
There are many registered licenced Conveyancers in Ellesmere and Solicitor partnerships in Ellesmere to choose from We would stress that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. They may both also handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
My lawyer has informed me that flying freehold insurance is necessary on my purchase. What is the level of cover for Ellesmere conveyancing?
The appropriate level of flying freehold indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Skipton Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
When it comes to mortgage companies such as Leeds Building Society, do Ellesmere solicitors have to pay an annual charge to be on the list of approved solicitors?
We are unaware of any lender fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
We are intent on selling our property in Ellesmere and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Ellesmere lawyer would know this is not the case. For the life of me I don't know why the buyers used a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Ellesmere. Having lived in Ellesmere for many years we know that this is a non issue. Do we contact our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I'm buying a new build house in Ellesmere with a mortgage from Accord Mortgages Ltd. The builders would not budge the price so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not inform my conveyancer about this deal as it would adversely affect my loan with Accord Mortgages Ltd. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Ellesmere is the location of the property. What do you suggest?
Flying freeholds in Ellesmere are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ellesmere you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ellesmere may determine 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 property.