IfI was to acquire a straightforward homein Eccles mortgage fee and have no survey and no conveyancing searches how much should I expect to have to pay for conveyancing in Eccles?

Any savings you would make would be limited to the costs for searches. The solicitor is required to do the vast majority of work - money laundering, liaising with the sellers property lawyer, stamp duty return, register the title etc. You might save a bit for them not needing to register a charge however it will not be a lot.

is it true that all Eccles solicitors on the Leeds Building Society conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Leeds Building Society conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of mortgage companies do permit licenced conveyancers on their panel and in such a situation the firms would be governed by the CLC.

We are getting a further advance on our home loan from UBS as we wish to carry out alterations to our home in Eccles. Do we need to appoint a nearby Eccles solicitor on the UBS conveyancing panel to handle the legals?

UBS would not normally appoint firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS panel.

I can not fathom if my bank requires a lease extension. I have called into my local Eccles building society branch on various occasions and was reassured it wasn't an issue and they will lend. My Eccles conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. I have no idea who is right.

As long as the conveyancing practitioner is on the lender approved list, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

The estate agent has sent us the confirmation of our purchase of a new build flat in Eccles. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Eccles

Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Over the last few months I have been searching for a flat up to £195,000 and identified one near me in Eccles I like with open areas and transport links nearby, however it's only got 61 years on the lease. I can't really find anything else in Eccles suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a mortgage that many years will be problematic. Reduce the price by the expected 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 request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.

In what way can the Landlord & Tenant Act 1954 affect my business offices in Eccles and how can you help?

The 1954 Act provides protection to commercial leaseholders, giving them the dueness to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Eccles is one of our hundreds of areas of the UK in which the firms we work with have offices