We decided to go with a high street lawyer for our conveyancing in Eccleshall yesterday. Upon checking the Ts and Cs I notewe are responsible for charges even if the dealfalls through. Would I be best advised to appoint a web based solicitor practice advertising no-sale-no-fee conveyancing in Eccleshall?

It is usually ‘give and take’ in that if "No Completion No Fee" is available then the conveyancing charges will generally be higher to offset those conveyances that do not proceed. Dont forget that such arrangements rarely cover outlay such as Eccleshall conveyancing search costs.

Various web forums that I have frequented warn that are the main cause of stalling in Eccleshall conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not figure within the common causes of delays during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in Eccleshall.

I have recentlybeen informed that Stirling Law have closed. They conducted my conveyancing in Eccleshall for a purchase of a freehold house 9 months ago. How can I be sure that my home is in my name in the name of the former proprietor?

The quickest way to see if the property is in your name, you can make 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 Eccleshall conveyancing specialists.

In my capacity as executor for the will of my grandfather I am disposing of a house in Neath but live in Eccleshall. My solicitor (who is 250 kilometers awayrequires that I execute a stat dec before completion. Can you recommend a conveyancing practitioner in Eccleshall to attest and place their company stamp on the document?

Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Eccleshall based

Can you provide any top tips for leasehold conveyancing in Eccleshall from the point of view of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Eccleshall can be reduced if you get in touch lawyers the minute your agents start advertising the property and request that they start to collate the leasehold documentation which will be required by the buyers’ conveyancers.
You may think that you are aware of the number of years remaining on your lease but it would be wise to verify this by asking your conveyancers. A buyer’s conveyancer will be unlikely to recommend their client to to exchange contracts if the lease term is under 80 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you are supposed to have a share in the freehold, you should make sure that you hold the original share certificate. Obtaining a new share certificate is often a lengthy process and slows down many a Eccleshall home move. Where a duplicate share is necessary, do contact the company director and secretary or managing agents (if relevant) for this as soon as possible. Many landlords or Management Companies in Eccleshall charge for providing management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common cause of delay in leasehold conveyancing in Eccleshall.

I bought a garden flat in Eccleshall, conveyancing was carried out 10 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Eccleshall with an extended lease are worth £197,000. The ground rent is £55 yearly. The lease comes to an end on 21st October 2078

You have 54 years remaining on your lease the likely cost is going to range between £32,300 and £37,400 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.