We are close to exchanging contracts on the sale of our house in Manchester and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Manchester conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a web based conveyancing practice as opposed to a conveyancing solicitor in Manchester. We have lived in Manchester for 5 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain clarification that the buyers are looking for.

It would appear that you have a conveyancing firm currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I am purchasing a new build house in Manchester benefiting from help to buy. The sellers would not move on the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not inform my lawyer about the extras as it will jeopardize my mortgage with Halifax. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I'm converting the mortgage on my current property to a buy to let loan with Virgin Money and I will use the rest of the raised equity as a down payment on another house. The location we are talking about is Manchester. Will your conveyancers be able to act for both sets of banks and link together the two deals?

Do use our search tool on this page to be sure that the solicitors are on the relevant lender panels. Having checked that they are the conveyancer will be able to tie up the two conveyancing matters but you should talk with you conveyancer and make clear your expectations and requirements.

What advice can you give us when it comes to appointing a Manchester conveyancing firm to deal with our lease extension?

When appointing a property lawyer for your lease extension (regardless if they are a Manchester conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with two or three firms including non Manchester conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:

How experienced is the firm with lease extension legislation?

I own a basement flat in Manchester, conveyancing formalities finalised April 2008. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Manchester with a long lease are worth £211,000. The average or mid-range amount of ground rent is £45 per annum. The lease ceases on 21st October 2092

With just 67 years remaining on your lease we estimate the premium for your lease extension to range between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great price which is making it more attractive. I have since discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a leasehold house in Manchester. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Manchester ?

The majority of houses in Manchester are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Manchester so you should seriously consider looking for a Manchester conveyancing solicitor and be sure that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example obtaining the freeholder’sconsent to conduct changes to the property. You may also be required to pay a service charge towards the upkeep of the communal areas where the property is located on an estate. Your conveyancer will appraise you on the various issues.