My IFA has requested my Greater Manchester lawyer’ panel reference for the Santander conveyancing panel. Can you suggest how I find this out. I have contacted my local Greater Manchester branch but they have not responded to me.

You are best placed to get this information from your Greater Manchester solicitor . They retain a central record lender panel numbers.

I have been told that property searches are the primary reason for stalling in Greater Manchester conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of slowing down conveyancing in Greater Manchester.

I decided to have a survey done on a property in Greater Manchester prior to instructing conveyancers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some banks tend refuse to issue a loan on this type of premises.

It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Greater Manchester. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Greater Manchester to see if the conveyancing will be more expensive.

My company is planning to lease a unit on a shopping parade. Can you recommend solicitors offering fixed charges for commercial conveyancing in Greater Manchester for less than 2k?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Greater Manchester, including the disposal and purchase of businesses as well as simply premises. Whether you are looking to purchase or sell a shop, pub, restaurant, office, retail unit or a whole business we can find you the right solicitor. As for the fees these will vary based on the structure and heads of terms of the deal. Please provide us with your details or phone us so that we can furnish you with a fixed commercial conveyancing quote.

I have miscalculated my finances and am a few thousand pounds short a 10% deposit on my flat purchase in Greater Manchester , but I am anxious exchange. Do I have options?

You can accept a smaller deposit. Many sellers will agree to a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment