Would the conveyancing solicitors that you recommend handle auction conveyancing in Eccles?

We know of a number of auction practitioners we can connect you with those who can conduct auction conveyancing. Eccles is just one of our locations in which our lawyers have a presence.

I am selling our house in Eccles and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any high street Eccles conveyancer would know that there is no such problem. It does beg the question why the purchasers used an online conveyancing outfit as opposed to a conveyancing solicitor in Eccles. Having lived in Eccles for 4 years we know that this is a non issue. Should we contact our local Authority to get clarification that the buyers are looking for.

It would appear that you have a conveyancing solicitor already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

Despite weeks of looking the Title Certificate and documents to my home are lost. The lawyers who handled the conveyancing in Eccles 10 years ago no longer exist. What are my options?

These day there are copies made of almost everything, and your conveyancer should be aware exactly where to find all the relevant paperwork so you may buy or sell your property without any difficulty. Where copies are not available, your lawyer may be able to put in place insurance or indemnities against possible claims on your premises.

Planning to complete next month on a garden flat in Eccles. Conveyancing solicitors have said that they will have a report out to me next week. What should I be looking out for?

The report on title for your leasehold conveyancing in Eccles should include some of the following:

Setting out your legal entitlements in respect of common areas in the block.For example, does the lease contain a right of way over an accessway or hallways? Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? The physical ownership of the property. This might be the apartment itself but could also include a loft or basement if appropriate. Repair and maintenance of the premises Details of the parties to the lease, for instance these could be the leaseholder, superior lessor, freeholder

I bought a garden flat in Eccles, conveyancing having been completed 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Eccles with a long lease are worth £170,000. The ground rent is £50 per annum. The lease comes to an end on 21st October 2103

With 78 years unexpired we estimate the price of your lease extension to be between £7,600 and £8,800 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.

My fiance and I are hoping to buy a three bedroom ground floor flatin Eccles with a home loan from a bank. We have a solicitor in Eccles yet our bank says he's not on their "panel". It seems we have little choice but to instruct one of the our bank panel solicitors or stay with our Eccles solicitor and pay for one of their panel ones to represent our lender. This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage company mortgage issued is subject to conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. Until recently, most lenders had open panels, including almost all conveyancing solicitors in Eccles : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your mortgage company.