My financial adviser requires my Moston lawyer’ panel reference for the HSBC conveyancing panel. Can you suggest how I find this out. I have called my local Moston branch but they don't know it.

The sensible thing to do is ask for this information from your Moston property lawyer . They maintain a central record lender panel numbers.

Do I need to take out insurance to protect me from financial exposure to chancel repairs when acquiring a residence in Moston?

Unless a previous acquisition of the house completed after 12 October 2013 you can take it that solicitors carrying out conveyancing in Moston to remain encouraging a chancel search and or chancel repair liability policy.

I have been on the look out for a leasehold apartment up to £305k and identified one round the corner in Moston I like with open areas and railway links nearby, however it's only got 52 remaining years left on the lease. There is not much else in Moston for this price, so just wondered if I would be making a grave error acquiring a short lease?

Should you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.

My husband and I are FTB’s - had an offer accepted, yet the selling agent has warned us that the vendor will only move forward if we use their chosen solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer with experience of conveyancing in Moston

We suspect that the seller is not behind this requirement. Should the seller want ‘a quick sale', alienating a serious purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make sure they understand (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you are going to instruct your own,trusted Moston conveyancing solicitors - rather thanthe ones that will give the estate agent a introducer fee or achieve conveyancing figures set by senior management.

Planning to exchange soon on a basement flat in Moston. Conveyancing lawyers assured me that they report fully tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Moston should include some of the following:

The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. What remedies are open the freeholder should you are in breach of your lease terms? Does the lease prevent you from letting out the property, or having a home office for business Does the lease prohibit wood flooring? Who has the liability to repair and maintain the main walls and foundations. It is essential for you to know which party is liable for the repair and maintenance of all parts of the block and estate

I invested in buying a 1 bedroom flat in Moston, conveyancing having been completed 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Moston with over 90 years remaining are worth £201,000. The ground rent is £45 invoiced every year. The lease ends on 21st October 2090

You have 65 years left to run we estimate the premium for your lease extension to be between £13,300 and £15,400 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional 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 getting professional advice.