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Find a Eccleston Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Eccleston? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Eccleston transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Eccleston conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Eccleston

I plan on purchasing a flat in Eccleston. My lawyer is not on the lender conveyancing list. Can I still continue with my Eccleston conveyancing solicitor notwithstanding that they are excluded from the mortgage company approved list?

You have a number of alternatives available to you here

  • Proceed with your existing Eccleston solicitor but your mortgage company will undoubtedly instruct a solicitor on their approved panel. This will result in additional fees and probable delay.
  • Get a new lawyer to act in the purchase, making sure they are on the lender conveyancing panel.
  • Convince your property lawyer to do everything within their powers to join the mortgage company conveyancing panel

My partner and I have recently acquired a house in Eccleston. We have noticed several problems with the property which we believe were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been carried out for conveyancing in Eccleston?

It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Eccleston. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a seller completes a questionnaire known as a SPIF. answers proves to be misleading, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Eccleston.

I am about to put a bid on a leasehold property in Eccleston. The property agents advise that it is standard for flats in Eccleston to have less than 75 years remaining. I am obtaining a mortgage with Nationwide Building Society. Will the property be mortgageable given that the lease has Seventy One years unexpired.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 5/7/2019 the requirements read as follows :

- Our minimum unexpired lease term is 55 years.
- There must be at least 30 years remaining at the end of the mortgage term (regardless of the length of lease at the start).

Ground Rents and event fees must be reasonable at all times during the term of the lease. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us for Valuer consideration. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Issuing Office (Will be declined):
- Unexpired lease term <55 years
- <30 years remaining at the end of the mortgage term
- Ground Rent >0.5% of the property value
- Ground Rent doubles <every 20 years (e.g. doubles every 5, 10 or 15 years)
- Ground Rent is compounded RPI
- Ground Rent review period ≤5 years

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 55 to 85 years
- Ground Rent >0.1% and ≤0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is >5 and <10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial, etc
- Estate Rent Charges >£500 p/a (please provide details of what the charges cover)
- Service Charges >0.5% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term >85 years
- Ground Rent ≤0.1% of the property value
- Ground Rent review period ≥10 years
- Ground Rent escalation ≤RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Issuing Office (Will be declined)
- Unexpired lease term <125 years on a new build flat or <250 years on a new build house (does not apply to Shared Ownership)
- Starting Ground Rent >0.1% of the property value
- Ground Rent review period ≤ 5 years
- Ground Rent doubles < every 20 years (e.g. doubles every 5, 10 or 15 years)
- Ground Rent is compounded RPI

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Ground Rent is linked to any indices greater than RPI
- Ground Rent is linked to the value of the building*
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges >£500 p/a (please provide details of what the charges cover)
- Service Charges >0.5% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term ≥125 years on a new build flat or ≥250 years on a new build house
- Starting Ground Rent ≤0.1% of the property value
- Ground Rent review period >5 years
- Ground Rent escalation ≤RPI

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years

I'm refinancing my current home to a BTL mortgage with Virgin Money and intend to use the remaining equity as a deposit on further property. The location we are talking about is Eccleston. Will your conveyancers be able to act for the two lenders and tie in the conveyances?

Make use of our search tool on this page to check that the solicitors are on the appropriate lender panels. Having checked that they are your solicitor will be able to simultaneously deal with the two deals but you should have a chat with you solicitor and communicate your desired outcome and requirements.

What is the reason for my lawyer requiring numerous items of identification ahead of starting my conveyancing in Eccleston?

Eccleston property lawyers are duty bound by the Law Society, SRA, the Land Registry and current Money Laundering Regulations to certify that the have checked the identity of their clients. It will also be a requirement of your mortgage offer. In addition they have to complete various forms, particularly those relating to Land Tax and need to have information such as your full names, NI number and date of birth.

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