It is 10 years ago since I acquired my home in Ellesmere Port. Conveyancing solicitors have now been retained on the sale but I can't track down the title documents. Will this cause complications?
Don’t worry too much. Firstly there is a possibility that the deeds will be with the mortgage company or they may be in the possession of the solicitor who oversaw your purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Nearly all conveyancing in Ellesmere Port relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
We are selling our home in Ellesmere Port. Will my conveyancing practitioner have to be required to be on the Nationwide conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Nationwide conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.
A relative suggested that where I am buying in Ellesmere Port I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Ellesmere Port conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Ellesmere Port around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Ellesmere Port Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful data concerning Ellesmere Port.
It has been three months following my purchase conveyancing in Ellesmere Port concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. 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 premises 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.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Ellesmere Port. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Ellesmere Port
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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. Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
We are buying a three bedroom housein Ellesmere Port with a loan from a lender. We have selected a conveyancer in Ellesmere Port however our mortgage company inform us now that he's not approved on their "panel". Apparently we need to choose one of the our bank panel firms or keep our Ellesmere Port conveyancer and incur the extra costs for one of their panel ones to represent our bank. This seems very unfair; is there anything we can do?
Unfortunately,no. The lender home loan offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender's conveyancing panel. in the past, most mortgage companies had open panels, including many conveyancing solicitors in Ellesmere Port : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your bank.