Me and my fiance are purchasing a 3 bedroom apartment in Little Hulton with a mortgage. We like our Little Hulton solicitor, but the mortgage company 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 Little Hulton lawyer as well as pay for one of their panel lawyers to act for them. This feels very unfair; are we not able to demand that the bank use our Little Hulton lawyer ?

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. Another option that might be available is for your Little Hulton conveyancing solicitor to apply to be on the conveyancing panel.

I am buying a new build apartment in Little Hulton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Little Hulton

Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I am a sole trader intending to lease a unit on the high street. Can you recommend lawyers offering competitive charges for non-domestic conveyancing in Little Hulton for below £1,200?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Little Hulton, including the disposal and acquisition of businesses as well as simply property. If you are hoping to purchase or lease a shop, pub, restaurant, office, retail premises or a complete business we will find you the right lawyer. As for the fees these will vary based on the structure and terms of the deal. Please provide us with your contact information or call us so that we may supply you with comprehensive commercial conveyancing calculation.

I am tempted by the attractive purchase price for a two maisonettes in Little Hulton which have in the region of fifty years left on the leases. Do I need to be concerned?

There is no doubt about it. A leasehold flat in Little Hulton is a wasting asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it adversely affects the value of the property. The majority of buyers and banks, leases with less than 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Little Hulton conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I acquired a 1st floor flat in Little Hulton, conveyancing having been completed in 2002. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Little Hulton with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 yearly. The lease comes to an end on 21st October 2090

With just 65 years unexpired the likely cost is going to span between £13,300 and £15,400 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.

Is it true that a Little Hulton conveyancing firm has court proceedings brought against them by clients for failing to conduct the right conveyancing searches?

We are not aware of such a Little Hulton conveyancing claim but it has been reported that, clients buying a property in Cumbria successfully won a claim against their solicitor due to development permission to construct a wind farm not being picked up in conveyancing searches.

Where you are buying in Little Hulton It is critical that your solicitor conduct all Little Hulton conveyancing searches needed making sure that you have accurate and up to date information ahead of purchasing a property.