Some advice if I may. My Marple conveyancer is advising me that she is duty bound toorder Marple conveyancing searches becausethe firm are on the Virgin Moneyconveyancing panel. Is this really necessary?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a lender your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Marple conveyancing searches.

Having sold my house in Marple last August yet the purchaser is whats apping me to moan that his lawyer is waiting to hear from mylawyer. What are the post completion sale formalities following completion?

Following your disposal your conveyancer is committed to deliver the transfer deeds and all supplemental paperwork to the purchaser's solicitors. Where relevant, your lawyer must also confirm that the legal charge in favour of the lender has been discharged to the purchasers lawyers. There are no post completion procedures peculiar conveyancing in Marple.

I'm buying my first flat in Marple with a mortgage from Platform Home Loans Ltd. The developers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not inform my solicitor about the deal as it would put at risk my mortgage with the lender. 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.

My husband and I are FTB’s - had an offer accepted, but the selling agent told us that the seller will only issue a contract if we use their preferred conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family solicitor accustomed to conveyancing in Marple

We suspect that the seller is not behind this demand. Should the vendor desire ‘a quick sale', turning down a genuine purchaser is not the way to achieve this. Bypass the agents and go straight to the owners and make sure they comprehend that (a)you are motivated purchasers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you intend to proceed fast (e)however you are going to use your preferred Marple conveyancing firm - rather thanthose that will provide their negotiator at the agency a introducer fee or meet his conveyancing thresholds set by senior management.

I work for a long established estate agent office in Marple where we have witnessed a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given conflicting advice from local Marple conveyancing solicitors. Can you shed some light as to whether the seller of a flat can start the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I own a ground floor flat in Marple, conveyancing was carried out 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 Marple with over 90 years remaining are worth £260,000. The ground rent is £45 levied per year. The lease expires on 21st October 2097

With 74 years unexpired the likely cost is going to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.