We are about to exchange on the purchase of a property in Eccles but as a consequence of damage from some water damage at the property I have managed to agree compensation from the current proprietors in the sum of £3k by way of a adjustment in the price. I had intended this to be addressed as part of amending the contract yet HSBC are not allowing this. Why were they approached?

Your conveyancer that is on a HSBC approved list is required to advise HSBC of any variations to the purchase price. If you prohibit your property lawyer to disclose the price change to HSBC then they would have to discontinue acting for you. In addition, HSBC and you would have to appoint a new solicitor for your conveyancing in Eccles.

Should commercial conveyancing searches disclose impending roadworks that could impact a commercial premises in Eccles?

Its becoming the norm that commercial conveyancing solicitors in Eccles will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Eccles. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Eccles.

For every commercial conveyancing transaction in Eccles it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Eccles commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Eccles.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Eccles is where the house is located. What do you suggest?

Flying freeholds in Eccles are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Eccles you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Eccles may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Can you offer any advice when it comes to finding a Eccles conveyancing firm to deal with our lease extension?

If you are instructing a conveyancer for your lease extension (regardless if they are a Eccles conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Eccles conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:

How familiar is the practice with lease extension legislation? If the firm is not ALEP accredited then why not?

Eccles Leasehold Conveyancing - A selection of Queries before Purchasing

This information is useful as a) areas could result in problems in the block as the common areas may begin to deteriorate where services are not paid for b) if the leasehold owners have a dispute with the managing agents you will want to have all the details On the whole the outlay for major works tend not to be included within maintenance charges, albeit that some managing agents in Eccles obliged leaseholders to pay into a reserve fund created for the specific purpose of building a fund for major works. What is the name of the managing agents?

Should I cancel my mortgage payments with Clydesdale as soon as a completion date for my sale in Eccles has been set?

No, you must keep paying any mortgage payments to Clydesdale until the mortgage is paid off on completion as part of your Eccles conveyancing.