Are all Mossley Conveyancing Quality Solicitors on the Santander conveyancing list of approved practices?

Some major banks and building societies now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.

When it comes to lenders such as Leeds Building Society, do Mossley lawyers incur a fee to be on the conveyancing panel?

We are not aware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

We expect to receive a AIP from Barclays this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any Mossley solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Mossley solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.

Are there restrictive covenants that are commonly picked up during conveyancing in Mossley?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Mossley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I opted to have a survey completed on a property in Mossley in advance of instructing conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some lenders will not issue a mortgage on this type of house.

It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Mossley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Mossley to see if the conveyancing will be more expensive.

Jane (my partner) and I may need to sub-let our Mossley garden flat for a while due to a career opportunity. We used a Mossley conveyancing firm in 2001 but they have closed and we did not think at the time get any guidance as to whether the lease permits subletting. How do we find out?

Notwithstanding that your last Mossley conveyancing solicitor is not around you can review your lease to see if you are permitted to let out the apartment. The accepted inference is that if the lease is silent, subletting is allowed. Quite often there is a prerequisite that you need to obtain permission via your landlord or other appropriate person before subletting. The net result is that you cannot sublet without first obtaining consent. Such consent should not be unreasonably refused ore delayed. If your lease prohibits you from letting out the property you will need to ask your landlord if they are willing to waive this restriction.

I inherited a studio flat in Mossley, conveyancing formalities finalised 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? Corresponding properties in Mossley with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 yearly. The lease runs out on 21st October 2078

With 59 years left to run the likely cost is going to range between £20,900 and £24,200 as well as legals.

The figure 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 detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.

Myself and my partner have just had an offer agreed on a house and had an appointment on Monday with HSBC for the mortgage. They have informed me that when it comes to appointing a property lawyer that unless they are on their approved panel of lawyers then we will have to pay out an additional fee of about two hundred pounds. This is is due to the fact that they would then have to select a solicitor to act on their behalf as well as the one we choose to act on our behalf and we are liable for their fees. I have requested HSBC to furnish me with a list so I can request estimates only from their approved conveyancers but was told they dont have such a list to hand over. Is there a list online?

You should ask HSBC what their panel criteria is for a conveyancer.Then ask the property lawyer of your choice whether they fit that criteria and have they acted on loans for HSBC before. If the answer to those is yes, then just clarify this with HSBC. Alternatively please use our search tool and we should be able to locate a conveyancer in Mossley on the approved list for HSBC.