I am need of leasehold conveyancing for an apartment in a relatively new development (seven years old) in Oldham. Almost all the properties are already occupied. Do I need carry out the local searches as part of conveyancing in Oldham?

Conveyancing Searches are a critical link in the Oldham conveyancing process. There are numerous companies who offer Oldham conveyancing searches, as well straight from the local authority. These are usually referred to as personal search providers and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authority.

I have an AIP. The lender mentioned the home loan came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would prefer to use a specialised conveyancing solicitor in Oldham?

Do check but the chances are that appoint one of their panel solicitors should you want the "fee-free" offer. Call the bank and see if they make available a cash alternative. In the past a few lenders offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Oldham.

My husband and I are FTB’s - agreed a price, yet the agent informed us that the vendor will only move forward if we appoint the agent's chosen lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a family solicitor used to conveyancing in Oldham

We suspect that the owner is unaware of this requirement. Should the seller desire ‘a quick sale', taking such a hostile approach to a serious buyer is is going to put the whole deal at risk. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you are going to use your own,trusted Oldham conveyancing firm - rather thanthe ones that will give the negotiator at the agency a introducer fee or meet his conveyancing targets set by HQ.

I would like to sublet my leasehold apartment in Oldham. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

Some leases for properties in Oldham do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I am the registered owner of a garden flat in Oldham, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Oldham with a long lease are worth £190,000. The average or mid-range amount of ground rent is £45 per annum. The lease comes to an end on 21st October 2088

With just 62 years left to run we estimate the price of your lease extension to span between £17,100 and £19,800 as well as 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 provide the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.

I am considering choosing an online conveyancing practitioner as opposed to a Oldham conveyancing practice. Any advice?

Numerous benefits exist in being able to pop in to a local Oldham conveyancing solicitor such as

• signing documents on short notice
• having face-to-face explanations of issues you don't understand
• the ability to complain if things go pear-shaped

When checking quotes, look out for hidden extras. Most decent Oldham high street solicitors give an all-inclusive price. Many online companies appear to offer low cost fees, but have burried 'extras' in the in the terms and conditions.