Is it the case that all Ellesmere Port solicitors on the Nationwide conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Nationwide approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some banks do list licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.
We previously chose conveyancing lawyers based in Ellesmere Port on the Bank of Ireland solicitor panel. They have just invoiced me a supplemental fee for handling the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner can charge a fee for this. This charge is not dictated by Bank of Ireland but by your Ellesmere Port solicitor. Plenty of firms on the Bank of Ireland panel will levy an ‘acting for lender’ fee and others do not.
I am expecting a OIP from TSB this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any Ellesmere Port solicitors on the TSB conveyancing panel, or is it better to go independently?
You will need to appoint Ellesmere Port solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
What does a local search tell me regarding the property I am purchasing in Ellesmere Port?
Ellesmere Port conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search company for example Xpress Legal The local search is essential in every Ellesmere Port conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search should reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
I have been on the look out for a leasehold apartment up to £235,500 and found one close by in Ellesmere Port I like with a park and railway links nearby, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Ellesmere Port in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.
I need to retain a conveyancing solicitor for some conveyancing in Ellesmere Port. I happened to land on a web site which looks to be the perfect answer If it is possible to get all formalities done via email that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I have just appointed agents to market my garden flat in Ellesmere Port. Conveyancing solicitors are to be appointed soon, however I have recently received a half-yearly service charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the maintenance contribution as usual given that all ground rent and service charges should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Leasehold Conveyancing in Ellesmere Port - A selection of Queries before Purchasing
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Are any of leasehold owners in arrears of their service charge liability? What is the length of the lease? This information is helpful as a) areas may cause problems for the block as the communal areas may begin to deteriorate where services are not paid for b) if the leasehold owners have an issue with the managing agents you will want to have all the details
I am hoping to put an offer on a small detached house that appears to be perfect, at a reasonable price which is making it more attractive. I have since found out that it's a leasehold rather than freehold. I would have thought that there are particular concerns purchasing a leasehold house in Ellesmere Port. Conveyancing solicitors have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Ellesmere Port ?
Most houses in Ellesmere Port are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Ellesmere Port in which case you should be looking for a Ellesmere Port conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’spermission to carry out changes to the property. It may be necessary to pay a contribution towards the upkeep of the estate where the house is located on an estate. Your conveyancer will appraise you on the various issues.