I am acquiring a property without a mortgage in Eccleston. I have lived for the previous Seventeen years in Eccleston. Conveyancing searches are expensive. As I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a home loan, then almost all of the Eccleston conveyancing searches are optional. Your conveyancer will try and sway you, perhaps strongly, that you should have searches completed, but she is duty bound to take that path of advice. One thing to take into account; if you are going to dispose of the house one day, it could be of interest to your prospective buyer what the searches contain. On occasion properties with functional issues can still show up detrimental search results. A good conveyancing solicitor in Eccleston will provide you some sensible guidance here.

My grandfather passed away six months ago and as sole heir and executor I was left the property in Eccleston. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this possible?

Where you intend to re-mortgage then Virgin Money will require that you use a conveyancer on the Virgin Money conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Virgin Money conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Virgin Money mortgage is registered as a charge at the Land Registry.

I have todaybeen informed that Stirling Law have closed. They carried out my conveyancing in Eccleston for a purchase of a leasehold flat 9 months ago. How can I check that the property is in my name in the name of the former proprietor?

The easiest method to see if the premises 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 Eccleston conveyancing specialists.

How does conveyancing in Eccleston differ for new build properties?

Most buyers of new build residence in Eccleston come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in Eccleston usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Eccleston or who has acted in the same development.

What are your top tips when it comes to choosing a Eccleston conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a solicitor for lease extension works (regardless if they are a Eccleston conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Eccleston conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:

If they are not ALEP accredited then why not? What are the costs for lease extension conveyancing?

I inherited a 1 bedroom flat in Eccleston, conveyancing having been completed in 2010. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Eccleston with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease terminates on 21st October 2083

With only 58 years unexpired the likely cost is going to be between £21,900 and £25,200 plus legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.