We are looking to buy a house and require a conveyancing solicitor in Eccleston who is on the Co-operative solicitor panel. Can you recommend a local 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 Co-operative . We don't recommend any particular firms conducting conveyancing in Eccleston.

I moved into my flat on 2 February and the transaction details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Eccleston expressed confidence that it would be dealt with in a couple of weeks. Are titles in Eccleston uniquely lengthy to register?

As far as conveyancing in Eccleston is concerned, registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can adjust according to who lodges the application, whether it is in order and if the Land registry communicate with any third persons or bodies. At present approximately 80% of such applications are fully addressed within 12 days but some can be subject to extensive hold-ups. Registration occurs after the buyer has moved in to the premises so registration formalities is not typically an essential issue yet where it is urgent that the the registration takes place urgently then you or your conveyancer must speak with the land registry and explain the circumstances.

I have been on the look out for a flat up to £235,500 and identified one near me in Eccleston I like with amenity areas and station in the vicinity, however it's only got 51 years unexpired on the lease. I can't really find anything else in Eccleston suitable, so just wondered if I would be making a mistake acquiring a short lease?

Should you require a mortgage the remaining unexpired lease term will likely be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.

I have been advised by numerous estate agents in Eccleston to locate a solicitor on your site. Is there a financial upside for Estate Agents to recommend your services ahead of another?

We don’t give any commission for pointing buyers and sellers in our direction. We thought it would be too underhand a fee as home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

Back In 2004, I bought a leasehold house in Eccleston. Conveyancing and Bank of Scotland mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Eccleston who acted for me is not around. What should I do?

First make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Eccleston conveyancing solicitor to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Eccleston Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing

It is important to be aware whether changing the roof or some other significant cost is due in the near future that will be shared by the tenants and may well dramatically impact the level of the service charges or result in a specific payment. This question is helpful as a) areas may cause problems for the building as the common areas may start to deteriorate if maintenance remain unpaid b) if the leaseholders have an issue with the running of the building you will wish to know about it The prefered form of lease structure is a share of the freehold. In this situation the tenants have being in charge if their destiny and even though a managing agent is usually employed if it is larger than a house conversion, the managing agent is directed by the tenants.