Can the conveyancing solicitors identified via your search tool carry out auction conveyancing in Ellesmere?
We know of a number of auction lawyers we can connect you with those conducting auction conveyancing. Ellesmere is just one of our locations in which our lawyers have a presence.
Can your site be used to find a Conveyancing solicitor in Ellesmere even if I’m not purchasing or disposing of a house, for example if I wish to acquire a shop in Ellesmere with a mortgage from Godiva Mortgages Ltd?
Our comparison service is mainly there to locate residential conveyancing solicitors in Ellesmere but we have listed towards the bottom of this page a few Ellesmere commercial conveyancing firms. You will need to enquire with the firm directly to establish if they are also authorised to represent Godiva Mortgages Ltd
Is there a list of UBS panel solicitors in Ellesmere on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. A small selection of banks make their panel listings open the public on the web. If you are in need of a Ellesmere solicitor on the UBS please use our tool.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Ellesmere solicitor on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Ellesmere building society branch on a couple of occasions and was told it does not impact the mortgage offer and they would lend. My Ellesmere conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The conveyancer has to follow the CML Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
How does the Landlord & Tenant Act 1954 affect my business offices in Ellesmere and how can you help?
The particular law that you refer to gives a safeguard to commercial leaseholders, giving them the dueness to apply to court for a renewal lease and continue in occupation at the end of the lease term. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and handle your commercial conveyancing in Ellesmere
We are a couple of weeks into a freehold purchase having been recommend to a firm by the high street agent to perform conveyancing in Ellesmere. I am am starting to be dissatisfied with the quality of service. Could you you assist me in finding new solicitors?
They would have to be very poor in order to consider diss instructing them. Has your mortgage offer been issued? In the event that it has you will need to inform them of the replacement solicitor and get the mortgage documents are issued to the new lawyers. The conveyancer should be on the mortgage company panel to avoid supplemental charges and complications. So that should be your first question of the new lawyers. Our search tool will assist you in finding a lender approved lawyer for your conveyancing in Ellesmere
I am tempted by the attractive purchase price for a couple of flats in Ellesmere both have approximately fifty years remaining on the leases. Will this present a problem?
There is no doubt about it. A leasehold flat in Ellesmere is a wasting asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it reduces the marketability of the property. The majority of buyers and banks, leases with under 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Ellesmere conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I purchased a split level flat in Ellesmere, conveyancing formalities finalised 6 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Ellesmere with over 90 years remaining are worth £201,000. The ground rent is £45 charged once a year. The lease finishes on 21st October 2089
With only 64 years unexpired we estimate the price of your lease extension to be between £14,300 and £16,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.