When will exchange of contracts occur in residential conveyancing in Eccles and do I need to be at the conveyancers branch?

If you are near to one of the conveyancing solicitors in Eccles you are invited in to sign documents. That being said, the law practices we work with offer a national conveyancing service and give as equally diligent and professional a job for you when communicating with you by post or email. The signing of the contract is not when everything is set in stone. Signing on the dotted line is just a prerequisite for the conveyancer to address the formalities at the appropriate time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Eccles)to be in the office available at the end of the phone to exchange contracts.

The Eccles conveyancing solicitors that I recently instructed on my house acquisition in Eccles have suddenly shut down. I only went with them because I needed a firm on the Skipton conveyancing panel and my preferred Eccles lawyer was not. I paid them £170 on account. What are my options?

If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Skipton conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.

I have todaybeen informed that Action Conveyancing have closed. They conducted my conveyancing in Eccles for a purchase of a freehold house 18 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?

The quickest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Eccles conveyancing specialists.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Eccles is where the house is located. Can you offer any advice?

Flying freeholds in Eccles are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Eccles you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Eccles may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Back In 2007, I bought a leasehold house in Eccles. Conveyancing and Skipton Building Society mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Eccles who previously acted has now retired. Do I pay?

First contact HMLR to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Eccles conveyancing lawyer to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I invested in buying a split level flat in Eccles, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Eccles with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease runs out on 21st October 2079

You have 54 years remaining on your lease we estimate the premium for your lease extension to span between £32,300 and £37,400 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.