I have been referred to a conveyancing solicitor in Eccleston and St Helens. I I am struggling to find out whether they are accepted on the approved list of lawyers. Can you or the lender confirm if they are on the panel?

You should phone your solicitor and enquire whether they are on the lender panel. Otherwise you can call who may be able to assist.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Eccleston and St Helens is where the house is located. What do you suggest?

Flying freeholds in Eccleston and St Helens are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Eccleston and St Helens you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Eccleston and St Helens 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.

My business partner and I are intending to lease a unit on the high street. Can you recommend conveyancers offering competitive costs for non-domestic conveyancing in Eccleston and St Helens for less than 2k?

We can recommend firms who have specialist knowledge of commercial conveyancing in Eccleston and St Helens, including the disposal and acquisition of businesses as well as simply premises. Whether you are looking to purchase or sell a shop, pub, restaurant, office, retail unit or a complete business we will find you the right solicitor. Regarding the costs these will vary based on the structure and terms of the proposed transaction. Please provide us with your contact information or call so as to enable us to furnish you with comprehensive commercial conveyancing calculation.

I have been sourcing a conveyancing practitioner in Eccleston and St Helens for my house move. Is it possible to check a firm’s complaints history with the profession’s regulator?

Members of the public may review presented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator sometimes monitor call for training reasons.

Having checked my lease I have discovered that there are only Fifty years remaining on my flat in Eccleston and St Helens. I am keen to get lease extension but my landlord is absent. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to prove that you or your lawyers have done all that could be expected to find the freeholder. In some cases an enquiry agent should be helpful to conduct investigations and to produce a report to be accepted by the court as evidence that the freeholder can not be located. It is advisable to get professional help from a solicitor both on devolving into the landlord’s absence and the vesting order request to the County Court overseeing Eccleston and St Helens.

I am the registered owner of a 1st floor flat in Eccleston and St Helens, conveyancing was carried out in 1995. Can you work out an approximate cost of a lease extension? Comparable properties in Eccleston and St Helens with a long lease are worth £165,000. The ground rent is £45 invoiced annually. The lease finishes on 21st October 50

With just 50 years remaining on your lease we estimate the premium for your lease extension to span between £36,100 and £41,800 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.