We wanted to use a conveyancing solicitor in Ashton for our house move. Our broker informed us that our mortgage lenders Chelsea Building Society won't deal with them. Surely this is unfair competition?

Banks ordinarily imposes restrictions either the category or the amount of conveyancing firms on their panel. Typical examples of such restriction(s) being that a law practice must not be a sole practitioner. As well as restricting the type of firm, a few banks have limited the amount of solicitor practices they permit to act for them. Be aware that Chelsea Building Society have no responsibility for the quality of advice provided by any member of Chelsea Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels a few years ago even though there are differing opinions regarding the level of solicitor engagement in some of that fraud. Statistics from the Land Registry indicate that hundreds of law firms, including some in or near Ashton only execute very few conveyances a year.

I just bought a house at auction in Ashton. Conveyancing is needed. What is next?

Having exchanged you must find a conveyancing practitioner quickly as you are faced with a fast approaching a drop dead date to complete the conveyancing. Every auction property should have a corresponding auction set of papers. This will likely include most,if not all of the paperwork that your conveyancer requires. In the case of leasehold premises the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You need to pass this on to the lawyer instructed by you as soon as possible. You also need to ensure that your finances are in order to complete the transaction on the set completion date.

When it comes to lenders such as HSBC, do Ashton property lawyers face an annual charge to be on the conveyancing panel?

We are not aware of any mortgage company fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

After weeks of negotiation I have agreed a price on a house in Ashton. My mortgage broker suggested a conveyancer. I paid an upfront payment of £225. A few days later, the lawyer called me sheepishly admitting that they were not on the HSBC 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 HSBC 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.

Over the last few months I have been searching for a ground for flat up to £305k and found one close by in Ashton I like with a park and transport links in the vicinity, the downside is that it only has 51 years on the lease. I can't really find anything else in Ashton for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you may request that they commence the lease extension formalities and pass 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 speak to your conveyancing solicitor concerning this.

In scouring the internet for the term on line conveyancing in Ashton it reveals many solicitorslocally. How do I determine which is the suitable conveyancer for purchase transaction?

The ideal method of finding the right conveyancer is via trusted referral, so ask friends and those you trust who have bought a property in Ashton or the respected estate agent or financial adviser. Charges for conveyancing in Ashton vary, so it's sensible to request at least three fee estimates from different companies. Be sure to secure confirmation what costs in the quote includes.

I've found a house that appears to be perfect, at a great figure which is making it all the more appealing. I have since been informed that it's a leasehold rather than freehold. I am assuming that there are particular concerns purchasing a leasehold house in Ashton. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?

The majority of houses in Ashton are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area can assist with the conveyancing process. We note that you are purchasing in Ashton so you should seriously consider shopping around for a Ashton conveyancing practitioner and be sure that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the landlord’sconsent to conduct alterations. You may also be required to pay a contribution towards the maintenance of the communal areas where the house is located on an estate. Your conveyancer will report to you on the legal implications.