Is the fact that my solicitor in Middleton is not listed on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s work?

That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Middleton conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

I am purchasing my first flat in Middleton with a mortgage from Virgin Money. The developers refused to budge the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not to tell my conveyancer about the side-deal as it will impact my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

How does the Landlord & Tenant Act 1954 affect my business property in Middleton and how can you help?

The 1954 Act gives a safeguard to commercial tenants, giving them the a statutory right to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and help with commercial conveyancing in Middleton

Having had my offer accepted I require leasehold conveyancing in Middleton. Before I get started I require certainty as to the remaining lease term.

Assuming the lease is registered - and most are in Middleton - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a basement flat in Middleton, conveyancing formalities finalised 7 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Middleton with over 90 years remaining are worth £195,000. The ground rent is £45 invoiced every year. The lease terminates on 21st October 2089

With only 63 years left to run we estimate the premium for your lease extension to span between £16,200 and £18,600 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.

I happen to be an executor of my recently deceased mum’s Will, with a property in Middleton which will be sold. The bungalow has never been registered at the Land Registry and I'm told that many purchasers will insist that it is completed before they'll move forward. What's the procedure for this?

In the circumstances that you have set out it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.