My wife and I are purchasing a 2 bedroom flat in Cheetham with a mortgage. We have a Cheetham conveyancer, however the bank advise he's not on their "panel". It seems we have no choice but to use one of the lender panel firms or retain our Cheetham solicitor and pay for one of their panel firms to represent them. We consider that this is inequitable; can we not demand that the bank use our Cheetham lawyer ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Cheetham conveyancing solicitor to apply to be on the conveyancing panel.

I have just over seventy years left on my lease and need a lease extension for my flat in Cheetham. Conveyancing solicitors on the Accord Mortgages panel can deal with such extensions right?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 22/8/2025 the requirements read as follows :

I am assisting my mother sell her flat in Cheetham. Will the conveyancing solicitor arrange an energy assessment or it is for the seller to see to?

After the demise of Home Packs, energy assessments was left as a required part of moving house. An energy performance certificate should be commissioned prior to the property being advertised. It is not as aspect of the sale process that conveyancers ordinarily organise. If you are using a Cheetham conveyancing lawyer they might be willing to arrange energy assessments due to their contacts with reputable local accredited person

I have been advised by my solicitor that lack of building regulations insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Cheetham?

The appropriate level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between Santander and Chelsea Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.

I was told two weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in Cheetham is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

We're novice buyers - agreed a price, but the selling agent has warned us that the vendor will only proceed if we appoint their preferred solicitors as they are insisting on a ‘quick sale’. We would rather use a local conveyancer accustomed to conveyancing in Cheetham

It is unlikely the vendors are behind this. If they desire ‘a quick sale', taking such a hostile approach to a serious purchaser is not the way to achieve this. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are ready to progress, with finances in place © you are unencumbered (d) you intend to proceed fast (e)however you will continue to instruct your preferred Cheetham conveyancing lawyers - not the ones that will provide the estate agent a kickback or achieve conveyancing targets demanded by HQ.

I only have 68 years remaining on my lease in Cheetham. I am keen to extend my lease but my freeholder is missing. What are my options?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to find the landlord. In some cases an enquiry agent may be useful to try and locate and prepare a report which can be accepted by the court as evidence that the landlord can not be located. It is advisable to get professional help from a conveyancer both on proving the landlord’s disappearance and the vesting order request to the County Court covering Cheetham.

I acquired a 1 bedroom flat in Cheetham, conveyancing was carried out in 2000. Can you work out an approximate cost of a lease extension? Comparable properties in Cheetham with a long lease are worth £206,000. The ground rent is £45 per annum. The lease finishes on 21st October 2091

With only 66 years unexpired the likely cost is going to be between £12,400 and £14,200 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.