The solicitor who dealt with my last purchase has quoted just over a thousand pound for fixed fee conveyancing in Eccleston. I’m hoping to downsize from a Victorian house for £200,000. Is this too much? Is it in excess of what I should be paying for conveyancing in Eccleston?

The charges are a bit high. If you are prepared to expend time scrutinising quotes you could reduce the fees marginally by as much as a hundred pounds. On the other hand, you maycome to regret choosing an a cheaper conveyancer. If is important to enquire that the firm can also act for your mortgage company. You can use our search tool to choose a Eccleston conveyancing firm on the lender’s conveyancing panel which can often include conveyancing solicitors in Eccleston.

I am looking for a flat up to £245,000 and found one round the corner in Eccleston I like with amenity areas and railway links in the vicinity, however it's only got 49 years on the lease. I can't really find anything else in Eccleston suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you need a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.

I have been pointed in your direction by a number of property agents in Eccleston to locate a solicitor using your seach tool. Is there a financial inducement for Estate Agents to offer your site over and above a competitor’s?

We don’t give any referral fee for directing people in our direction. We found it would be just too difficult to pay a commission as a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

I am the registered owner of a 1st floor flat in Eccleston, conveyancing having been completed in 1995. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Eccleston with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 50

With only 50 years left to run we estimate the premium for your lease extension to be between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.

At long last our conveyancing in Eccleston is completing this Friday, yet the owners I am buying from wants to move out 24 hours later at midday. Can I agree to such a plan?

If you need a mortgage then your will demand that the premises arevacant on Friday - the bank will insist on it.