What happens if my solicitor is expelled from the UBS Conveyancing panel ahead of completing my conveyancing in Ellesmere Port?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

My wife and I are purchasing a flat in Ellesmere Port. I might seem paranoid but how we can trust a lawyer? At some point we have to deposit money into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

My wife and I have organised the release of further funds on our mortgage from Co-operative as we want to conduct alterations to our house in Ellesmere Port. Are we obliged to select a bricks and mortar Ellesmere Port solicitor on the Co-operative conveyancing panel to deal with the legals?

Co-operative do not ordinarily appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative conveyancing panel.

I am selling my house. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being pedantic. The Ellesmere Port solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

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

I have been pointed in your direction by numerous property agents in Ellesmere Port to select a solicitor using your seach tool. Is there a financial upside for Estate Agents to offer your site over and above a competitor’s?

We don’t give any financial incentive for pointing buyers and sellers in our direction. We found it would be just too difficult a fee because a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

We are 18 days into a leasehold purchase having been directed to a firm by the high street agent to handle our conveyancing in Ellesmere Port. I am am extremely disappointed with the level of service. Can you you assist me in finding new lawyers?

They would have to be very bad in order to consider changing them. Has the mortgage been sent? If so you will need to advise them of the new conveyancer and have the offer are issued to the new lawyers. The conveyancer needs to be on the mortgage company panel to avoid escalating charges and complications. So that should be your first question of the new solicitors. Our find a solicitor tool will assist you in finding a bank approved conveyancer for your home move in Ellesmere Port

Planning to complete next month on a leasehold property in Ellesmere Port. Conveyancing solicitors have said that they report fully next week. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Ellesmere Port should include some of the following:

What options are open to you if an adjoining owner is in violation of a provision in their lease? Repair and maintenance of the property Will you be prohibited or prevented from having pets in the property? You should know whether the lease permits you to change or upgrade anything in the flat- you should be made aware as to whether any restrictions relates to all alterations or just structural alteration, and whether permission is mandated necessary Rent payments - how much and when is collected, and be on notice if this is subject to change

I acquired a garden flat in Ellesmere Port, conveyancing formalities finalised 6 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Ellesmere Port with an extended lease are worth £195,000. The ground rent is £45 invoiced annually. The lease ends on 21st October 2089

With just 64 years left to run we estimate the premium for your lease extension to range between £14,300 and £16,400 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.