I purchased a freehold residence in Ellesmere yet pay rent, why is this and what is this?
It is rare 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 fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
We expect to receive a DIP from Santander this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Ellesmere solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint Ellesmere solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
After months of negotiation I have agreed a price on a house in Ellesmere. My mortgage broker recommended their conveyancers. I paid an on account payment of £175. A few days later, the conveyancer called me to say that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have finally had an offer on an apartment in Ellesmere agreed to, the vendors do however have a connected purchase. The owners have put an offer on a property, however it’s not been accepted yet, and are looking at other flats in the pipeline. I have instructed a nearby conveyancing solicitor in Ellesmere. What should be my next step? At what point should I apply for the mortgage with Co-operative?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx one thousand pounds, then valuation, Ellesmere conveyancing search costs, etc). First, you must ensure that your property lawyer is on the Co-operative approved list. Concerning the next stages this very much dictated by the specifics of your case, desire for the property and on the state of the market. In a hot market the majority of buyers would apply for the mortgage with Co-operative and arrange for the valuation and only if it comes back ok would they ask their conveyancing practitioner to press on with searches.
It has been five months following my purchase conveyancing in Ellesmere completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Is it possible to swap conveyancer as I need to appoint a firm on the Bank of Scotland conveyancing list. I was using a family conveyancing solicitor in Ellesmere five minutes from me but she is not approved by Bank of Scotland
It would be our pleasure to help you select a conveyancing solicitor in Ellesmere on the Bank of Scotland panel. Please note that the conveyancers that we on the directory do not pay us commission if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Ellesmere. Using search facility on this website, you can compare costs for conveyancing solicitors in Ellesmere and throughout England and Wales.
In my capacity as executor for the estate of my aunt I am disposing of a residence in Newport but live in Ellesmere. My conveyancer (based 260 miles from meneeds me to execute a stat dec ahead of completion. Could you suggest a conveyancing solicitor in Ellesmere to attest this legal document for me?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are based in Ellesmere
What are your top tips when it comes to choosing a Ellesmere conveyancing practice to deal with our lease extension?
If you are instructing a solicitor for your lease extension (regardless if they are a Ellesmere conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non Ellesmere conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:
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How familiar is the firm with lease extension legislation?
Ellesmere Leasehold Conveyancing - A selection of Queries before Purchasing
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Many Ellesmere leasehold apartments will be liable to pay a service bill for the upkeep of the block set by the management company. Should you buy the apartment you will have to meet this amount, normally periodically accross the year. This could vary from several hundred pounds to thousands of pounds for buildings with lifts and large common grounds. In all probability there will be a ground rent for you to pay yearly, this is usually not a exorbitant figure, say around £25-£75 but you need to enquire it because sometimes it could be many hundreds of pounds. It would be wise to investigate if there are any onerous restrictions in the lease. For example plenty of leases prohibit pets being permitted in certain buildings in Ellesmere. If you like the apartmentin Ellesmere however your cat is not allowed to make the move with you then you will be faced hard decision.