We are looking to buy a house and need a conveyancing solicitor in Moston who is on the Barclays conveyancing panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Barclays . We don't recommend any particular firms conducting conveyancing in Moston.

My lawyer has informed me that flying freehold insurance is necessary on my purchase. What is the level of cover for Moston conveyancing?

The right level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Santander and Leeds Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.

Does a directory service exist listing Aldermore panel solicitors in Moston on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings viewable over the internet. If you are in need of a Moston property lawyer on the Aldermore please make the most of our tool.

I am selling my house. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being pedantic. The Moston solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am purchasing my first flat in Moston with a mortgage from The Royal Bank of Scotland. The sellers would not budge the amount so I negotiated 6k of additionals instead. The estate agent suggested that I not inform my lawyer about this side-deal as it may put at risk my loan 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.

I am looking into buying my first house which is in Moston and I am already nervous. I couldn't find anything specific about Moston. Conveyancing will be needed in due course but do you know about the Moston area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Moston. In the meantime here are some basic statistics that we found

Are there common deficiencies that you encounter in leases for Moston properties?

There is nothing unique about leasehold conveyancing in Moston. Most leases are drafted differently and drafting errors can result in certain clauses are not included. For example, if your lease is missing any of the following, it could be defective:

Repairing obligations to or maintain elements of the premises Clauses dealing with recovering service charges for expenditure on the building or common parts.

A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Norwich and Peterborough Building Society, and Clydesdale all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, forcing the buyer to withdraw.

I am the registered owner of a 1 bedroom flat in Moston, conveyancing formalities finalised August 2004. Can you work out an approximate cost of a lease extension? Similar flats in Moston with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 yearly. The lease ends on 21st October 2089

You have 70 years left to run the likely cost is going to range between £9,500 and £11,000 plus legals.

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 detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other 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.