I have just been advised by my mortgage broker that my Longton property lawyer is not on the mortgage company Solicitor panel. How can I be certain that this is indeed the case?

The first thing you need to do is to call your Longton conveyancer. You lawyer should inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.

We are about to exchange contracts for a garden flat in Longton. We encountered a stumbling block. Our mortgage offer with TSB expires on 15/4/2019 but the sellers are suggesting a completion date of 17/4/2019. Is it possible to extend the mortgage expiry date?

The best person to deal with your question is your solicitors who is in a position to calculate whether they better off negotiating with the mortgage broker, owner’s representatives, property agents or possibly all parties given the history of your house move to date.

I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a house in Longton? or Apparently there is a law dating back centuries that could mean that house owners living in a parish church boundary will be compelled to pay for maintenance towards the chancel within the church. Is this applicable for conveyancing in Longton?

Unless a prior purchase of the property took place after 12 October 2013 you can expect lawyers delivering conveyancing in Longton to continue to propose a a chancel search and or chancel repair liability policy.

My father-in-law has recommend that I appoint his conveyancers in Longton. Do I take his guidance?

Much as we are happy to recommend a Longton conveyancing lawyer it’s preferable to choose a conveyancing lawyer is to seek feedback from friends or family who have actually experience in using the conveyancer you're considering.

I am intending to sublet my leasehold apartment in Longton. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

Even though your last Longton conveyancing lawyer is not available you can check your lease to see if it allows you to sublet the premises. The accepted inference is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you are obliged to obtain permission from your landlord or some other party before subletting. This means that you cannot sublet in the absence of prior consent. The consent is not allowed to be unreasonably withheld. If the lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.

I am the registered owner of a garden flat in Longton, conveyancing having been completed July 2009. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Longton with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease expires on 21st October 2089

With 70 years left to run the likely cost is going to be between £9,500 and £11,000 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns 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 without first seeking the advice of a professional.