I have just been advised by my mortgage broker that my Ellesmere lawyer is not on the mortgage company Conveyancing panel. How can I be certain that this is indeed the case?

The first thing you need to do is to call your Ellesmere conveyancer. You lawyer should notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.

I am the registered owner of a freehold property in Ellesmere yet charged rent, why is this and what is this?

It’s unusual for properties in Ellesmere and has limited impact for conveyancing in Ellesmere but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.

I had intended to instruct a conveyancing solicitor in Ellesmere for our home move. Our financial adviser has since notified us that our bank Alliance & Leicester won't deal with them. Surely this is unfair competition?

A lender may direct that a panel conveyancer act for it. Borrowers are expected to bear the cost of this. Please make use of our directory service to locate a solicitor to carry conveyancing in Ellesmere on the Alliance & Leicester approved list of solicitors.

I'm purchasing my first flat in Ellesmere with a mortgage from Bank of Scotland. The sellers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not reveal to my lawyer about this extras as it will put at risk my mortgage with Bank of Scotland. Do I keep my lawyer in the dark?.

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.

What are your top tips when it comes to appointing a Ellesmere conveyancing practice to carry out our lease extension conveyancing?

When appointing a conveyancer for your lease extension (regardless if they are a Ellesmere conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Ellesmere conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:

What are the costs for lease extension work? Can they put you in touch with clients in Ellesmere who can give a testimonial?

Ellesmere Leasehold Conveyancing - Sample of Queries Prior to Purchasing

Is anyone aware of any major works in the planning that will add a premium to the maintenance fees? Who is in charge of the building? What is the the remaining lease term?