Do banks and building societies provide you with an approved list of Ellesmere conveyancing solicitors? How do you know who is on the UBS conveyancing panel?
Ellesmere conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
I am planning to acquire a house and require a conveyancing solicitor in Ellesmere who is on the Lloyds TSB Bank approved. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Lloyds TSB Bank in certain locations such as Ellesmere. We dont recommend any particular firm.
I bought my flat on 11 January and my personal details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Ellesmere said it will be dealt with inside ten days. Are properties in Ellesmere uniquely lengthy to register?
There is nothing unique about conveyancing in Ellesmere registration formalities. Rather than based on location, timeframes can vary subject to who lodges the application, whether there are errors and whether the Land registry must send notices to any other parties. At present approximately 80% of such applications are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Historically registration occurs after the new owner is living at the property so 'speed' is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Ellesmere differ for newly converted properties?
Most buyers of new build property in Ellesmere approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is ready to move into. This is because builders in Ellesmere usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Ellesmere or who has acted in the same development.
Am I better off to go with a Ellesmere conveyancing solicitor who is local to the property I am purchasing? An old friend can handle the conveyancing but they are based 200kilometers drive away.
The benefit of a high street Ellesmere conveyancing firm is that you can visit the firm to execute documents, present your identification documents and pester them where appropriate. They will also have local knowledge which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were content that should surpass using an unfamiliar Ellesmere conveyancing solicitor solely due to them being local.
Developers have put forward a property lawyer and I've sought a quote from them. They are almost £300 cheaper than my family Ellesmere lawyer. What's the catch?
Builders normally have lists of solicitors who expedite matters and who know the developer’s contract and lawyer. Plenty of developers offer an inducement to use a preferred conveyancing practitioner for this reason, any increased fees can be avoided and a builder won't suggest a conveyancing warehouse and run the risk of having the transaction delayed when they need an exchange inside a month. The argument for not opting for the suggested conveyancer is that they may prove hesitant to fight for your interests for fear of upsetting the developer. Where you have concerns that this may be the situation you should keep with your high street Ellesmere property lawyer.