Have just purchased a probate house at auction in Ellesmere Port. Conveyancing is required. What are my next steps?
Now that you are to in every practical sense signed on the dotted line you now have to retain a conveyancing solicitor soon as you are faced with a tight deadline in which to complete the purchase. An auction property will have a corresponding auction pack. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the legal papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You need to hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that that you have the requisite funding in place to complete on the date specified in the contract.
Does a directory service exist listing HSBC panel solicitors in Ellesmere Port on the Building Society Association’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings viewable on the web. Where you are in need of a Ellesmere Port conveyancing practitioner on the HSBC please use our tool.
Last month we had a mortgage agreed in principle with Virgin Money. Ellesmere Port conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
There is no definitive answer here. Have Virgin Money completed the survey? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have recentlybeen informed that Stirling Law have been shut down. They conducted my conveyancing in Ellesmere Port for a purchase of a leasehold apartment 18 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The easiest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ellesmere Port conveyancing specialists.
I'm buying my first flat in Ellesmere Port benefiting from help to buy. The developers would not reduce the price so I negotiated 6k of additionals instead. The estate agent told me not reveal to my solicitor about this extras as it may jeopardize my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the guidance of my in-laws I had a survey completed on a house in Ellesmere Port ahead of instructing solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies will refuse to give a loan on a flying freehold premises.
It varies from the lender to lender. Santander has different instructions from Nationwide. If you e-mail us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ellesmere Port. Conveyancing may be slightly more expensive based on your lender's requirements.
My company is intending to lease a unit on the high street. Can you recommend conveyancers offering fixed fees for non-domestic conveyancing in Ellesmere Port for less than £2000?
We can recommend firms who host a wealth of experience of commercial conveyancing in Ellesmere Port, including the disposal and acquisition of businesses as well as simply premises. Whether you are intending to buy or dispose of a shop, pub, restaurant, office, retail unit or a whole business we will find you the right lawyer. Regarding the charges this will depend on the structure and nuances of the proposed transaction. Let us have your details or telephone so as to enable us to furnish you with a fixed commercial conveyancing quote.
I've recently bought a leasehold house in Ellesmere Port. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part 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 acquired a 2 bed flat in Ellesmere Port, conveyancing having been completed September 2010. Can you work out an approximate cost of a lease extension? Corresponding flats in Ellesmere Port with an extended lease are worth £197,000. The ground rent is £55 yearly. The lease ceases on 21st October 2081
With only 56 years left to run we estimate the price of your lease extension to span between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.