I can't travel far from Ellesmere. I would like to know the understand why all Ellesmere lawyers aren't automatically on all lender panels?
Banks highlight the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The elimination of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its conclusions included recommendations for lenders to review their conveyancing panels, which triggered a major policy change in the sector. This led to banks and building societies pruning a number of firms from their official list of approved property lawyers .
We are looking to buy a property and need a conveyancing solicitor in Ellesmere who is on the Skipton solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Ellesmere.
My wife and I are downsizing from our home in Ellesmere and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Ellesmere lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a national conveyancing outfit as opposed to a conveyancing solicitor in Ellesmere. Having lived in Ellesmere for six years we know that this is a non issue. Should we contact our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing solicitor already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
How does conveyancing in Ellesmere differ for new build properties?
Most buyers of new build premises in Ellesmere contact us having been asked by the builder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Ellesmere tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Ellesmere or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a house in Ellesmere before instructing solicitors. I have been told that there is a flying freehold element to the property. My surveyor advised that some banks may not issue a mortgage on this type of house.
It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. If you e-mail us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ellesmere. Conveyancing will be smoother if you use a solicitor in Ellesmere especially if they are accustomed to such properties in Ellesmere.
What is the reason for my solicitor requiring numerous items of identification before I can proceed with my conveyancing in Ellesmere?
Ellesmere solicitors are required by the Law Society, SRA, HMLR and current Money Laundering legislation to record that the have verified the identity of their clients. It is also sometimes a requirement of your lender if you are obtaining a mortgage. In addition they have to complete various forms, particularly those relating to SDLT and need to have details such as your full names, national insurance number and DOB.