Please could you vouch for a HSBC Bank sanctioned Ellesmere Port conveyancing firm finish our home move within less than a month? Am I best advised to choose a high street Ellesmere Port solicitor or a factory type comparison site?

We can recommend some very good Ellesmere Port conveyancing firms. Another option is to visit the high street in Ellesmere Port. Visit a couple of law practices and request to see a conveyancing solicitor for a quote. Mention your requirements together with your reasons and ask for an assurance on speed. Appoint the one that you trust.

I happen to be the single recipient of my late father’s will with all property in now in my sole name, including the my former home in Ellesmere Port. The Ellesmere Port property was put into my name in November. I want to move. I understand that there is a CML 6 month 'rule', which means that my proprietorship could be regarded the same way as though I had purchased the property in November. Is the property unsalable for six months?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. Most mortgage companies would take a pragmatic view as this requirement chiefly exists to identify the purchase and immediately sell or the flipping of properties.

I am buying a property in Ellesmere Port. A rare aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Principality your lawyer must check the formal requirements outlined in Part two of UK Finance Lenders’ Handbook for Principality. The CML Handbook includes minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Principality where a lease does not comply with these provisions. The provisions relate to the installation of panels on properties nationwide and is not restricted to Ellesmere Port.

Completion of my remortgage has taken place for my property in Ellesmere Port. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Will my solicitor be asking questions regarding flooding during the conveyancing in Ellesmere Port.

The risk of flooding is if increasing concern for lawyers conducting conveyancing in Ellesmere Port. There are those who buy a house in Ellesmere Port, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to give advice on flood risk, but there are a numerous checks that may be undertaken by the purchaser or on a buyer’s behalf which will figure out the risks in Ellesmere Port. The standard information supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the seller to find out if the property has historically flooded. If flooding has previously occurred which is not disclosed by the owner, then a buyer could bring a compensation claim as a result of such an inaccurate answer. A buyer’s solicitors may also conduct an environmental search. This should higlight whether there is any known flood risk. If so, additional investigations will need to be made.

We're new to the buying process - had an offer accepted, yet the property agent informed us that the vendor will only go ahead if we appoint their preferred lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a family solicitor who is familiar with conveyancing in Ellesmere Port

We suspect that the owner is unaware of this requirement. Should the owner want ‘a quick sale', alienating a serious purchaser is likely to cause more damage than good. Try to communicate with the owners directly and make the point that (a)you are motivated purchasers (b)you are ready to go, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)however you will continue to use your preferred Ellesmere Port conveyancing firm - not the ones that will earn the estate agent a referral fee or achieve conveyancing targets demanded by HQ.

Having had my offer accepted I require leasehold conveyancing in Ellesmere Port. Before I get started I would like to find out the unexpired term of the lease.

If the lease is recorded at the land registry - and most are in Ellesmere Port - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a leasehold flat in Ellesmere Port, conveyancing having been completed May 1997. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Ellesmere Port with a long lease are worth £175,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ceases on 21st October 2082

With only 58 years unexpired the likely cost is going to be between £23,800 and £27,400 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.