I have been recommended a conveyancing solicitor in Irlam and Cadishead. I need to find out whether they are on the The Royal Bank of Scotland approved list of lawyers. Could you advise?

The first thing you should do is phone your solicitor and ask them whether they are on the lender panel. Otherwise please call The Royal Bank of Scotland who may be able to assist.

I am purchasing a house and the solicitor has raised the issue of Chancel Repair for which the house may be liable given it’s proximity to the area of such a church. He has recommended insurance. Is this really required for conveyancing in Irlam and Cadishead

Unless a previous acquisition of the house completed after 12 October 2013 you could expect lawyers conducting conveyancing in Irlam and Cadishead to continue to advocate a chancel search and or chancel repair liability insurance.

Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Irlam and Cadishead is the location of the property. Can you offer any advice?

Flying freeholds in Irlam and Cadishead are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Irlam and Cadishead you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Irlam and Cadishead may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

My husband and I are first time buyers - had an offer accepted, yet the property agent told us that the seller will only go ahead if we use their recommended solicitors as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local solicitor accustomed to conveyancing in Irlam and Cadishead

It is improbable the owners are driving this. If they desire ‘a quick sale', turning down a motivated buyer is not the way to achieve this. Avoid the agents and go straight to the sellers and make the point that (a)you are serious buyers (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)but you will continue to appoint your preferred Irlam and Cadishead conveyancing lawyers - not the ones that will earn the negotiator at the agency a introducer fee or hit his conveyancing figures pre-set by HQ.

There are only Sixty One years unexpired on my lease in Irlam and Cadishead. I need to extend my lease but my landlord is missing. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have made all reasonable attempts to find the freeholder. In some cases an enquiry agent may be helpful to carry out a search and prepare an expert document which can be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor both on investigating the landlord’s disappearance and the application to the County Court overseeing Irlam and Cadishead.

I acquired a leasehold flat in Irlam and Cadishead, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Irlam and Cadishead with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 levied per year. The lease finishes on 21st October 2079

With just 54 years left to run we estimate the premium for your lease extension to be between £32,300 and £37,400 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive 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 clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.