The Eccleston and St Helens conveyancing lawyers that just started acting on my purchase in Eccleston and St Helens have without warning shut down. They were on acting for me because I needed a firm on the Co-operative conveyancing panel and my family Eccleston and St Helens lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?

If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Co-operative conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.

I just acquired a house at auction in Eccleston and St Helens. Conveyancing is required. What happens now?

Now that you have to in every practical sense signed on the dotted line you now have to hire the services of a conveyancing practitioner quickly as you are faced with a pending deadline in which to complete the transaction. An auction property will ordinarily have a bespoke legal set of papers. This will include most,if not all of the documents that your lawyer requires. Where you are dealing with leasehold premises the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You need to give this to the lawyer working for you at the earliest opportunity. Do make sure that you have funds organised to complete on the date specified in the contract.

Are all Eccleston and St Helens Conveyancing Quality Solicitors on the Kent Reliance conveyancing panel?

Some major lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.

Can I be sure that the Eccleston and St Helens conveyancing solicitor on the Nationwide panel is any good?

When it comes to conveyancing in Eccleston and St Helens getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor carrying out your conveyancing.

My business partner and I are intending to take over a lease of a shop on a shopping parade. Can you recommend lawyers offering fixed costs for non-domestic conveyancing in Eccleston and St Helens for below £1,200?

We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Eccleston and St Helens, including the disposal and purchase of businesses as well as simply property. Whether you are looking to acquire or lease a shop, pub, restaurant, office, retail unit or a complete business we will find you the right lawyer. As for the costs these will vary based on the structure and nuances of the deal. Please provide us with your details or telephone us so that we may furnish you with a fixed commercial conveyancing quote.

As co-executor for the will of my aunt I am selling a house in Monmouth but reside in Eccleston and St Helens. My conveyancer (based 300 miles awayneeds me to sign a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Eccleston and St Helens who can witness this legal document for me?

strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are based in Eccleston and St Helens

I’m about to sell my ground floor apartment in Eccleston and St Helens. Conveyancing lawyers have not yet been instructed, however I have just had a yearly service charge invoice – should I leave it to the buyer to sort out?

It best that you clear the invoice as you normally would because all ground rent and service payments will be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Eccleston and St Helens Leasehold Conveyancing - Examples of Queries before buying

Does this lease have in excess of 90 years remaining? How many of the leaseholders are in arrears for their maintenance charge payments? Plenty Eccleston and St Helens leasehold flats will incur a service bill for the upkeep of the block set on behalf of the freeholder. Should you acquire the flat you will have to pay this liability, normally quarterly accross the year. This could differ from a few hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. There will also be a rentcharge to be met yearly, this is usually not a exorbitant amount, say around £50-£100 but you need to check it because occasionally it could be prohibitively expensive.