We are planning to acquire a property and need a conveyancing solicitor in Ellesmere Port who is on the Yorkshire BS approved panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Ellesmere Port.

I had intended to instruct a conveyancing solicitor in Ellesmere Port for our house purchase. Our financial adviser has since notified us that our mortgage company The Mortgage Works won't deal with them. Surely this is unduly restrictive?

Banks tend to imposes restrictions either the type or the amount of conveyancing firms on their approved list of lawyers. A common example of such criteria being that a law practice must not be a sole practitioner. In addition to restricting the type of firm, some have reduced the number of firms they allow to act for them. You should note that The Mortgage Works have no responsibility for the quality of advice provided by any member of The Mortgage Works Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels a few years ago even though there remains differing opinions concerning the extent of solicitor engagement in some of that fraud. Data from the Land Registry reveal that thousands of law firms, including some in or near Ellesmere Port only perform very few conveyances per annum.

My partner and I are close to exchanging contracts on the sale of our home in Ellesmere Port and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A high street Ellesmere Port lawyer would know this is not the case. It does beg the question why the buyers used a factory type conveyancing outfit rather than a conveyancing solicitor in Ellesmere Port. Having lived in Ellesmere Port for 5 years we know of no issue. Do we get in touch with our local Authority to get clarification that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

I want to let out my leasehold flat in Ellesmere Port. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

Notwithstanding that your previous Ellesmere Port conveyancing lawyer is no longer available you can review your lease to see if you are permitted to let out the apartment. The accepted inference is that if the lease is silent, subletting is allowed. There may be a precondition that you are obliged to obtain permission via your landlord or other appropriate person before subletting. This means you not allowed to sublet without first obtaining consent. Such consent should not be unreasonably withheld. If the lease prohibits you from letting out the property you will need to ask your landlord for their consent.

Ellesmere Port Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying

What restrictions are there in the Ellesmere Port Lease? Who are the managing agents? Plenty Ellesmere Port leasehold properties will incur a service charge for maintenance of the block invoiced by the landlord. If you acquire the flat you will have to pay this liability, usually quarterly throughout the year. This could differ from several hundred pounds to thousands of pounds for blocks with lifts and large communal areas. In all likelihood there will be a rentcharge to be met annual, normally this is not a large amount, say about £50-£100 but you need to check it because occasionally it can be prohibitively expensive.

How do I find out who owns a house in Ellesmere Port?

Provided the property is recorded at the Land Registry, and you have enough specifics of the address of the property, you should be able to see details from the HMLR of the recorded proprietor for a fee.