My partner and I are planning to buy a home in Ellesmere and are in fact using a Ellesmere conveyancing practice. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Clydesdale have this afternoon contacted us to advise us that there is now an issue as our Ellesmere solicitor is not on their conveyancing panel. What do we do from here?
If you are buying a property needing a mortgage it is conventional for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Ellesmere solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
I have given 8 weeks notice to my current landlord and must be out of my rented property in Ellesmere by 7/7/2026. Conveyancing on my purchase is underway. Can I complete in 4 weeks as I wish to avoid having to move into temporary accommodation?
The normal practice is not to give notice on a rental unless exchange of contracts has taken place. If you have not already done so, speak to your conveyancer and urge them to they chase the other lawyers, try to get a realistic time scale from them that all parties will work towards
We see that you have a search directory listing solicitors on the Santander conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Ellesmere?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ellesmere.
Do I have to attend the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Ellesmere so that I can attend their offices when needed.
As opposed to 12 years ago, almost all banks no longer need their conveyancing panel lawyer to witness the borrowers signature. You will still be obliged to hand over ID documents and there are still manifest benefits to choosing a local ayer, in your case a conveyancing solicitor in Ellesmere.
Just had an offer accepted on a new build apartment in Ellesmere. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Ellesmere
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I wish to let out my leasehold flat in Ellesmere. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Some leases for properties in Ellesmere do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I own a 1 bedroom flat in Ellesmere, conveyancing having been completed 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Ellesmere with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease comes to an end on 21st October 2095
With only 69 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.