I require conveyancing for a flat in a relatively new development (five years built) in Ellesmere Port. 95% of the appartments have already been disposed of. Do I need carry out the local searches as part of conveyancing in Ellesmere Port?

You are opening yourself up to an unnecessary risk in not carrying out Ellesmere Port conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would seriously advise in the strongest possible terms that you have them. If time pressures and expenses are primary concerns you should consider with your lawyer about the viability of search insurance

Is it the case that all Ellesmere Port CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing list of approved solicitors?

It is true that some lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

Does a directory service exist listing RBS panel solicitors in Ellesmere Port on the UK Finance Lenders’ Handbook Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings open the public online. Where you are seeking to appoint a Ellesmere Port property lawyer on the RBS please make the most of our tool.

The formalities of my purchase has taken place for my property in Ellesmere Port. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I decided to have a survey completed on a property in Ellesmere Port in advance of instructing lawyers. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some banks tend refuse to issue a loan on such a property.

It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. Should you wish to call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ellesmere Port. Conveyancing may be slightly more expensive based on your lender's requirements.

I am looking to sell my house. My past solicitors have shut. I am in need of a recommendation of a conveyancing firm. Im based in Ellesmere Port if that makes a difference.

Please use our search tool to help you find a solicitor for your conveyancing in Ellesmere Port. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.

What advice can you give us when it comes to finding a Ellesmere Port conveyancing practice to deal with our lease extension?

If you are instructing a solicitor for your lease extension (regardless if they are a Ellesmere Port conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Ellesmere Port conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:

What volume of lease extensions has the firm conducted in Ellesmere Port in the last 12 months?

Ellesmere Port Conveyancing for Leasehold Flats - Sample of Questions you should ask before buying

The best form of lease structure is a share of the freehold. In this situation the tenants have control and notwithstanding that a managing agent is often retained where the building is bigger than a house conversion, the managing agent is directed by the tenants. It is important to be aware whether a new roof is being installed or some other significant cost is due in the foreseeable future to be shared by the tenants and may well dramatically increase the the service fees or result in a one off invoice. You should be aware that where the lease has fewer than eighty years it will affect the value of the apartment. It is worth checking with your bank that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will probably have to extend the lease sooner rather than later and it is worth finding out what this will be. Remember, in most cases you will be required to have been the owner of the premises for a couple of years before you are entitled to exercise a lease extension.