We are getting the release of further monies on our home loan from Nottingham as we intend to conduct improvements to our home in Ellesmere Port. Do we need to select a high street Ellesmere Port solicitor on the Nottingham conveyancing panel to deal with the legals?

Nottingham do not ordinarily instruct a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham list.

I am currently in the process of buying my council flat in Ellesmere Port. I have a mortgage agreed with Leeds Building Society. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.

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

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.

five months have elapsed following my purchase conveyancing in Ellesmere Port took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am purchasing a new build house in Ellesmere Port with a mortgage from Aldermore. The builders refused to budge the amount so I negotiated 6k of additionals instead. The sale representative suggested that I not reveal to my lawyer about this side-deal as it will affect my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am a negotiator for a long established estate agent office in Ellesmere Port where we see a few flat sales derailed as a result of short leases. I have been given contradictory information from local Ellesmere Port conveyancing solicitors. Please can you shed some light as to whether the seller of a flat can start the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Ellesmere Port Leasehold Conveyancing - A selection of Questions you should ask Prior to buying

Does the lease contain onerous restrictions? It would be wise to discover as much as possible regarding the managing agents as they can either make your living at the property much easier or uncomfortable. As the owner of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to daily issues such as the cleanliness of the common parts. Ask other people if they are happy with their management. In conclusion, be sure you understand the dates that you are obliged pay the service charge to the appropriate party and specifically what it includes. Does the lease have more than 82 years unexpired?

My fiance is purchasing a garden flat in Ellesmere Port. He was given a quote by the solicitor recommended by the selling agents and it came to £1250 . It was 7 years ago since I sold and bought a home and it cost was £600. Have costs really increased to that extent?

You should contact 3 or 4 local Ellesmere Port conveyancing firms seeking prices. You should base your decision not just on cost, but on promptness and on how comprehensive the reply is.