How do I find the right solicitor who can provide a high level service for my conveyancing in Eccles?

Option 1 is to ask your friends and family who they would recommend.

Second, search the internet for conveyancing in Eccles. Telephone two or three from the list and ask them to email you their conveyancing charges and have a conversation with the lawyer who will handle the conveyancing prior tocommitting.

Third is to use this site to help you find the right lawyers for you based on your individual expectations including location,speed, complexity and who the proposed lender is. Resist the temptation to opt for £99 conveyancing in Eccles

Should our lawyer be making enquiries regarding flooding during the conveyancing in Eccles.

The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Eccles. Some people will buy a property in Eccles, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Conveyancers are not qualified to give advice on flood risk, but there are a number of checks that can be carried out by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Eccles. The conventional set of information supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the seller to find out whether the property has historically flooded. In the event that the premises has been flooded in past and is not disclosed by the vendor, then a buyer could commence a compensation claim as a result of such an incorrect answer. A buyer’s lawyers may also order an enviro report. This should reveal if there is a recorded flood risk. If so, more detailed investigations should be made.

I purchased a semi-detached Victorian property in Eccles. Conveyancing lawyer represented me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Eccles and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing practitioner who conducted the conveyancing.

I have been on the look out for a flat up to £245,000 and identified one round the corner in Eccles I like with amenity areas and railway links nearby, the downside is that it only has 51 years on the lease. There is not much else in Eccles suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.

I'm buying a apartment in Eccles. I can find my conveyancer's company on the CLC list, but I can't locate my conveyancer's name on the list. Should I be concerned?

Not every individual in the law firm must be listed by the regulator. As long there is someone qualified to 'oversee' the conveyancing, the actual day-to-day activity can be conducted by unlicensed staff.