Am I correct in assuming that the fact that my solicitor in Ellesmere Port is not listed on my bank's solicitor panel that there is a problem with the standard of his work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Ellesmere Port conveyancing firm and ask them why they are no longer on the approved list for your lender.

The owners have very brash sellers who has suggested a preliminary agreement with a payment 10k. Are such contracts generally advanced for Ellesmere Port conveyancing transactions?

This form of agreement isn't common in Ellesmere Port, conveyancers are not keen on them as they detract from the main conveyancing focus and if you end up losing your deposit then the solicitor at best left with an upset client and at worst a litigious one. Furthermore, there is no certainty that just because the owner has entered into an exclusivity agreement they will sell to you. They may be motivated to break the agreement if they receive a large enough financial inducement to do so because an aggrieved buyer with the benefit of a exclusivity agreement will still be duty bound to show losses as a consequence of the breach and these may not amount to the financial benefit that your vendor may obtain by breaching the agreement, however morally condemnable the behaviour is.

I have recentlybeen informed that Action Conveyancing have been shut down. They conducted my conveyancing in Ellesmere Port for a purchase of a freehold house 12 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?

The quickest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ellesmere Port conveyancing specialists.

I today plan to offer on a house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have just been informed that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a leasehold house in Ellesmere Port. Conveyancing advisers have are soon to be appointed. Will they explain the issues?

The majority of houses in Ellesmere Port are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Ellesmere Port so you should seriously consider looking for a Ellesmere Port conveyancing practitioner and be sure that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’spermission to conduct alterations. You may also be required to pay a contribution towards the maintenance of the communal areas where the property is part of an estate. Your solicitor will advise you fully on all the issues.

I bought a garden flat in Ellesmere Port, conveyancing was carried out 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Ellesmere Port with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ceases on 21st October 2095

You have 71 years left to run we estimate the premium for your lease extension to be between £9,500 and £11,000 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional 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 based on this information without first seeking the advice of a professional.

I have just placed an offer on a leasehold flat in Ellesmere Port and the estate agent that we are dealing with recommended his property lawyer. He quoted £1000 including VAT and disbursements. Does this sound like a good deal?

You should not rely on a single quote. You should seek like-for-like quotes for your conveyancing in Ellesmere Port. Then choose one that you are comfortable with and just as important, is on the approved panel of the bank that you have applied for a mortgage from.