I am soon to exchange on the purchase of a property in Ellesmere but as a consequence of damage from the recent storms I have managed to agree compensation from the seller of three thousand pounds in the form of a deduction in the price. This was going to be dealt with as part of amending the contract yet Principality will not agree to this. Why were they involved?
Your solicitor that is on a Principality conveyancing panel is duty bound to inform Principality of any amendments to the sale price. If you prohibit your lawyer to disclose the price change to Principality then they would have to discontinue acting for you. In addition, Principality and you would have to appoint a new conveyancing practitioner for your conveyancing in Ellesmere.
My uncle passed away 10 months ago and as sole heir and executor I was left the house in Ellesmere. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then Principality will insist on your using a conveyancer on the Principality conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Principality conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Principality mortgage is registered as a charge at the Land Registry.
I am helping my sister sell her property in Ellesmere. Does the conveyancer order an energy assessment or should I organise this?
After the abolition of HIPs, energy assessments remained a compulsory element of selling a house. An energy assessment must be commissioned before the property is marketed. This is not something that solicitors ordinarily organise. Where you are using a Ellesmere conveyancing practitioner they might help arrange EPC’s given their relationships with long established local accredited person
Please help - my lawyer says that lack of right of way insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Ellesmere?
The right level of lack of right of way indemnity insurance depends on who your lender is. It would differ for example between Birmingham Midshires and The Royal Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such policies.
We are getting a further advance on our home loan from Clydesdale as we wish to carry out a loft conversion to our property in Ellesmere. Do we need to select a high street Ellesmere solicitor on the Clydesdale conveyancing panel to deal with the legals?
Clydesdale do not ordinarily require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale panel.
What makes your site different to alternative online quote calculators for conveyancing in Ellesmere?
At this site get an accurate costs illustration via a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Ellesmere. Unlike many estate agents and many comparison sites we do not charge firms a fee if you appoint them for your property ownership legalities in Ellesmere
I need to appoint a conveyancing solicitor for leasehold conveyancing in Ellesmere. I have chance upon a site which appears to be the perfect offering If it is possible to get all this stuff completed via email that would be ideal. Should I be concerned? 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've recently bought a leasehold property in Ellesmere. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a basement flat in Ellesmere, conveyancing was carried out in 2006. 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? Equivalent flats in Ellesmere with over 90 years remaining are worth £185,000. The ground rent is £65 charged once a year. The lease ceases on 21st October 2085
With only 60 years remaining on your lease we estimate the premium for your lease extension to range between £20,000 and £23,000 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.