I am 3 weeks into the sale of my maisonette in Cheetham and the EA has just text me to warn that the purchasers are appointing a new conveyancer. The excuse is that the mortgage company will only deal with solicitors on their approved list. On what basis would a leading mortgage company only work with certain law firms rather the firm that they want to appoint for their conveyancing in Cheetham ?

Lenders have always had panels of law firms they are willing to work with, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.

We are aiming to move house in February. Will my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you suggest a removal company in Cheetham. Conveyancing lawyer was chosen before I stumbled across your page.

On the afternoon of completion you can pick up the house keys from the estate agent however this can only occur once the vendors solicitors confirm to the agent that they have the completion monies and the keys can be given over. After that you can advise the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can help you choose a residential property solicitor in Cheetham or a lawyer that specialises in conveyancing in Cheetham.

is it true that all Cheetham solicitor firms on the Nottingham conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Nottingham approved list of solicitors they would need to be regulated by the SRA. Some mortgage companies do list licenced conveyancers on their panel in which case such practice would be governed by the CLC.

After weeks of negotiation I have agreed a price on an apartment in Cheetham. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an on account payment of £175. Not long after, the solicitor called me embarrassingly acknowledging that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

My wife and I purchased a terraced Victorian property in Cheetham. Conveyancing solicitor represented me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold under the exact same address. I thought I was buying a freehold how can I check?

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cheetham and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing practitioner who conducted the purchase.

I am looking into buying my first house which is in Cheetham and I am already nervous. I couldn't find anything specific about Cheetham. Conveyancing will be needed in due course but do you know about the Cheetham area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Cheetham. In the meantime here are some basic statistics that we found

In relation to leasehold conveyancing in Cheetham what are the most frequent lease problems?

Leasehold conveyancing in Cheetham is not unique. All leases are individual and legal mistakes in the legal wording can result in certain sections are not included. For example, if your lease is missing any of the following, it could be defective:

A provision to repair to or maintain parts of the property

You may have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Chelsea Building Society, and Barclays Direct all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to withdraw.

I inherited a split level flat in Cheetham, conveyancing was carried out June 2011. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Cheetham with a long lease are worth £190,000. The ground rent is £65 charged once a year. The lease finishes on 21st October 2087

With 61 years remaining on your lease we estimate the price of your lease extension to range between £19,000 and £22,000 plus 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 a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.