We expect to receive a OIP from Santander this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Biddulph solicitors on the Santander conveyancing panel, or is it better to go independently?

You will need to appoint Biddulph solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.

Planning on purchasing a flat in Biddulph. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Biddulph property lawyer is on the Bank of Ireland conveyancing panel.

Skipton have agreed my mortgage in principle, my offer on a property in Biddulph has been agreed to, what are the next steps?

The estate agent will wish to be advised as to your solicitor's details (ensure that the conveyancers are on the lender’s panel). Call up Skipton or your broker and finish off any outstanding paperwork. Skipton will appoint a valuer who will get in contact with the estate agent or owners to arrange a time for the valuation to take place. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. Skipton will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Biddulph.

I have justbecome aware that Stirling Law have been shut down. They carried out my conveyancing in Biddulph for a purchase of a leasehold flat 10 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?

The quickest way to see if the premises is registered to you, 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 Biddulph conveyancing specialists.

I opted to have a survey completed on a house in Biddulph prior to appointing conveyancers. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some banks tend not issue a mortgage on this type of property.

It varies from the lender to lender. HSBC has different instructions for example to Nationwide. If you call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Biddulph. Conveyancing may be slightly more expensive based on your lender's requirements.

We're new to the buying process - agreed a price, but the property agent told us that the seller will only move forward if we instruct their recommended conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street solicitor who is familiar with conveyancing in Biddulph

We suspect that the seller is unaware of this demand. If they require ‘a quick sale', taking such a hostile approach to a serious buyer is counter productive. Avoid the agents and go straight to the owners and make sure they comprehend that (a)you are motivated purchasers (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you intend to use your own,trusted Biddulph conveyancing firm - not the ones that will provide the estate agent a introducer fee or hit his conveyancing thresholds set by corporate headquarters.

I am employed by a long established estate agent office in Biddulph where we have experienced a few leasehold sales put at risk due to short leases. I have received contradictory information from local Biddulph conveyancing firms. Can you clarify whether the vendor of a flat can initiate the lease extension process for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I acquired a 1 bedroom flat in Biddulph, conveyancing formalities finalised 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Biddulph with a long lease are worth £179,000. The ground rent is £65 charged once a year. The lease expires on 21st October 2081

You have 57 years left to run we estimate the premium for your lease extension to be between £26,600 and £30,800 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.