We see that you have a post code search directory identifying law firms on the Lloyds conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Eccles?

We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Eccles.

is it true that all Eccles solicitor practices on the Virgin Money conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Virgin Money conveyancing panel they would need to be regulated by the SRA. The majority of banks do list licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.

How can we tell if a Eccles conveyancing solicitor on the Kent Reliance panel is any good?

When it comes to conveyancing in Eccles seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer handling your conveyancing.

I am selling my house. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being pedantic. The Eccles solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Due to the input of my in-laws I had a survey completed on a house in Eccles before retaining conveyancers. I have been informed that there is a flying freehold element to the property. The surveyor has said that some mortgage companies may not issue a mortgage on such a house.

It varies from the lender to lender. Santander has different requirements from Halifax. Should you wish to telephone us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Eccles. Conveyancing may be slightly more expensive based on your lender's requirements.

In my capacity as executor for the will of my uncle I am selling a property in Swansea but I am based in Eccles. My lawyer (who is 300 kilometers from mehas requested that I sign a stat dec ahead of completion. Could you suggest a conveyancing lawyer in Eccles who can witness and place their company stamp on the document?

Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are Eccles based

I have recently realised that I have 62 years left on my flat in Eccles. I now wish to extend my lease but my landlord is can not be found. What options are available to me?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to find the freeholder. On the whole an enquiry agent would be helpful to conduct investigations and to produce an expert document which can be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a property lawyer both on devolving into the landlord’s disappearance and the vesting order request to the County Court covering Eccles.

Eccles Leasehold Conveyancing - Sample of Queries before buying

Are there any major works in the planning that could add a premium to the service charges? Most Eccles leasehold flats will have a service bill for maintenance of the building levied by the landlord. Should you purchase the property you will have to pay this contribution, normally quarterly throughout the year. This can differ from a few hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. In all probability there will be a ground rent for you to pay annual, ordinarily this is not a significant figure, say about £50-£100 but you should to enquire as sometimes it could be surprisingly expensive. It would be sensible to discover if there are any onerous restrictions in the lease. By way of example some leases prohibit pets being allowed in certain buildings in Eccles. If you love the apartmentin Eccles however your cat is not allowed to live with you then you have a very hard determination.