My partner and I have lately acquired a property in Ellesmere Port. We have since encountered a number of issues with the house which we suspect were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been carried out for conveyancing in Ellesmere Port?
The question is not clear as to the nature of the problems and if they are relate to conveyancing in Ellesmere Port. Conveyancing searches and due diligence initiated as part of the buying process are carried out to help avoid problems. As part of the process, a seller fills in a document called a Seller’s Property Information Form. If the information proves to be inaccurate, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Ellesmere Port.
We are planning to move property in October. Should my conveyancing solicitor update the removal company on the completion day. As an aside, can you recommend a removal company in Ellesmere Port. Conveyancing firm was chosen prior to coming across this page.
On the day of completion you will need to collect the keys from your property agent but this should only take place once the previous owners conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be given over. After that you will need to inform the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can help you choose a residential property solicitor in Ellesmere Port or a firm that specialises in conveyancing in Ellesmere Port.
The formalities of my purchase has taken place for my property in Ellesmere Port. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
After months of negotiation I have agreed a price on a house in Ellesmere Port. My financial adviser suggested a property lawyer. I paid an advanced payment of £175. Not long after, the property lawyer called me embarrassingly acknowledging that they were not on the Leeds Building Society 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 Leeds Building Society 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.
Should our solicitor be making enquiries regarding flooding as part of the conveyancing in Ellesmere Port.
Flooding is a growing risk for lawyers dealing with homes in Ellesmere Port. There are those who purchase a house in Ellesmere Port, fully aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, but there are a numerous checks that can be undertaken by the purchaser or by their solicitors which should give them a better appreciation of the risks in Ellesmere Port. The conventional set of information given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to find out whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the owner, then a buyer could issue a compensation claim stemming from an inaccurate answer. A purchaser’s conveyancers may also order an environmental report. This will higlight whether there is a recorded flood risk. If so, more detailed investigations will need to be made.
How does conveyancing in Ellesmere Port differ for newly converted properties?
Most buyers of new build residence in Ellesmere Port approach us having been asked by the developer to sign contracts and commit to the purchase even before the property is constructed. This is because builders in Ellesmere Port typically acquire the land, 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 conveyancing solicitors 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 Port or who has acted in the same development.
I decided to have a survey completed on a house in Ellesmere Port prior to instructing solicitors. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some mortgage companies will refuse to grant a loan on a flying freehold property.
It varies from the lender to lender. Santander has different instructions for example to Halifax. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ellesmere Port. Conveyancing will be smoother if you use a solicitor in Ellesmere Port especially if they are acquainted with such properties in Ellesmere Port.
I've found a house that appears to be perfect, at a reasonable figure which is making it all the more appealing. I have subsequently found out that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns buying a leasehold house in Ellesmere Port. Conveyancing solicitors have not yet been appointed. Will they explain the issues?
The majority of houses in Ellesmere Port are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Ellesmere Port so you should seriously consider shopping around for a Ellesmere Port conveyancing practitioner and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example requiring the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a service charge towards the maintenance of the communal areas where the house is part of an estate. Your lawyer should report to you on the legal implications.
I am the registered owner of a leasehold flat in Ellesmere Port, conveyancing having been completed 3 years ago. How much will my lease extension cost? Comparable properties in Ellesmere Port with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 per annum. The lease runs out on 21st October 2078
With only 53 years left to run we estimate the premium for your lease extension to range between £27,600 and £31,800 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional 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 placing reliance on this information without first getting professional advice.