Forgive me if this question is silly but I am unseasoned as a 1st time buyer of a ground floor flat in Ellesmere. Do I pick up the keys to the house on completion from my solicitor? If so, I will use a local conveyancing solicitor in Ellesmere?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s lawyers, and once they have received this, you will be called to pick up the keys from the Estate Agents and start moving into the property. Usually this occurs between 1 and 3pm.
We previously chose conveyancing lawyers based in Ellesmere on the Co-operative solicitor panel. They have just invoiced me a supplemental charge for handling the Co-operative mortgage. Is this an additional conveyancing fee set by Co-operative?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your conveyancing practitioner may levy a fee for this. The charge is not dictated by Co-operative but by your Ellesmere solicitor. Some firms on the Co-operative panel will charge ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Ellesmere conveyancing practitioner on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
3 months have gone by following my purchase conveyancing in Ellesmere took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. 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 does conveyancing in Ellesmere differ for new build properties?
Most buyers of new build residence in Ellesmere contact us having been asked by the developer to sign contracts and commit to the purchase even before the residence is finished. This is because new home sellers in Ellesmere usually acquire the site, 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 accustomed to new build conveyancing in Ellesmere or who has acted in the same development.
Is it simple use your search tool to select a conveyancing lawyer in Ellesmere on the approved list for my mortgage?
Step one is to select a bank such as Birmingham Midshires, Barnsley Building Society or Nottingham Building Society then type in your preferred area a common one being Ellesmere. Conveyancing practices in Ellesmere and across England and Wales will then be identified.
My uncle has recommend that I instruct his conveyancers in Ellesmere. Do I follow his advice?
There are no two ways about it the ideal way to choose a conveyancing lawyer is to get guidance from friends or family who have actually experience in using the solicitor you're contemplating using.