I purchased a freehold house in Ellesmere yet charged rent, why is this and what is this?
It’s unusual for properties in Ellesmere and has limited impact for conveyancing in Ellesmere but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
We expect to receive a OIP from Clydesdale this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any Ellesmere solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Ellesmere solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
After weeks of negotiation I have agreed a price on a house in Ellesmere. My mortgage broker recommended their conveyancers. I paid an upfront payment of £175. Not long after, the property lawyer contacted me to say that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
After what seems like an age I have had an offer on a maisonette in Ellesmere agreed to, the sellers do nevertheless have a connected purchase. The owners have offered on somewhere, but it’s not yet tied up, and have viewings of other apartments booked. I have chosen a bricks and mortar conveyancing solicitor in Ellesmere. What should be my next step? When do I get the mortgage application with Co-operative going?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of one thousand pounds, then valuation, Ellesmere conveyancing search charges, etc). First, you must check that your property lawyer is on the Co-operative conveyancing panel. Regarding the subsequent stages this very much dictated by the specifics of your transaction, motivation for the property and on the state of the market. In a hot market the majority of purchasers would apply for the mortgage with Co-operative and arrange for the valuation and only if it comes back ok would they request their solicitor to press on with the conveyancing in Ellesmere.
It has been 4 months since my purchase conveyancing in Ellesmere concluded. I have checked the Land Registry site which shows that I paid £150,000 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 property 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.
How simple is it to change conveyancer as I need to choose one who is on the Alliance & Leicester conveyancing panel. I was using a family conveyancing solicitor in Ellesmere round the corner but he is not approved by Alliance & Leicester
We will our best to assist in finding you a conveyancing solicitor in Ellesmere on the Alliance & Leicester panel. Please note that the solicitors that we work with do not pay us a referral fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Ellesmere. In utilising the find a conveyancing solicitor tool on this page, you can contrast costs for conveyancing solicitors in Ellesmere and throughout England and Wales.
In my capacity as executor for the will of my grandfather I am selling a house in Cardiff but I am based in Ellesmere. My solicitor (based 260 miles awayrequires that I sign a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Ellesmere who can attest and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Ellesmere based
Can you offer any advice when it comes to choosing a Ellesmere conveyancing practice to deal with our lease extension?
If you are instructing a solicitor for lease extension works (regardless if they are a Ellesmere conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with several firms including non Ellesmere conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:
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If they are not ALEP accredited then why not?
Ellesmere Conveyancing for Leasehold Flats - Examples of Queries before Purchasing
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Most Ellesmere leasehold apartments will have a service charge for the upkeep of the block invoiced on behalf of the management company. Where you acquire the flat you will have to meet this contribution, usually quarterly during the year. This can differ from a couple of hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a rentcharge to be met annual, this is usually not a exorbitant figure, say around £25-£75 but you should to check as sometimes it could be surprisingly expensive. How many of the leaseholders are in arrears for their maintenance charge payments? It is important to be aware whether fixing the lift or some other significant cost is due shortly that will be shared by the leasehold owners and could well dramatically impact the level of the maintenance costs or result in a specific invoice.