Me and my partner are buying a 2 bedroom flat in Levenshulme with a mortgage. We like our Levenshulme conveyancer, however the mortgage company says he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Levenshulme solicitor as well as pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. A further alternative is for your Levenshulme conveyancing lawyer to apply to be on the conveyancing panel.

All was ready to complete my purchase in Levenshulme next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the mortgage company. What risks does the lender expect the insurance to cover?

Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These requirements are not specific to conveyancing in Levenshulme.

I completed on my home on 4 June and my personal details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Levenshulme advises it would be concluded in a couple of weeks. Are titles in Levenshulme particularly slow to register?

As far as conveyancing in Levenshulme is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can differ according to who lodges the application, whether it is in order and if the Land registry must send notices to any third parties. As of today roughly 80% of submission are fully addressed within 12 days but occasionally there can be protracted delays. Historically registration occurs after the purchaser has moved in to the property therefore 'speed' is not always an essential issue but where there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.

How does conveyancing in Levenshulme differ for new build properties?

Most buyers of new build or newly converted property in Levenshulme come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is finished. This is because builders in Levenshulme usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Levenshulme or who has acted in the same development.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great figure which is making it more attractive. I have subsequently found out that it's a leasehold as opposed to freehold. I would have thought that there are issues buying a house with a leasehold title in Levenshulme. Conveyancing lawyers have not yet been appointed. Will they explain the issues?

Most houses in Levenshulme are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Levenshulme so you should seriously consider shopping around for a Levenshulme conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as requiring the freeholder’sconsent to conduct alterations. It may be necessary to pay a contribution towards the maintenance of the estate where the property is part of an estate. Your conveyancer should report to you on the legal implications.

I own a split level flat in Levenshulme, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Levenshulme with an extended lease are worth £185,000. The ground rent is £65 levied per year. The lease expires on 21st October 2084

With 60 years remaining on your lease we estimate the price of your lease extension to range between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.