Having been recommended your site we were about to go ahead with a conveyancing solicitor in Openshaw listed on your site but stumbled across some other costs illustrations on the internet seem less pricey – how come?

There are many firms of solicitors advertising at first sight what seems to be very low prices. We suggest that you think long and hard about how much you respect your own move to you are willing to be penny wise pound foolish over the quality of the legal work. Many of them highlight a low fee to catch your eye but bury additional costs in the small print..

Forgive me if this question is silly but I am unexperienced as a first time purchaser of a two bedroom flat in Openshaw. Do I receive the keys to the premises on completion from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in Openshaw?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the seller's conveyancers, and once they have received this, you should be invited to receive the keys from the property Agents and start moving into the property. This tends to happen early afternoon.

I'm the single beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Openshaw. Conveyancing formalities meant that the Land Registry date was in . I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship could be treated the same way as if I'd bought the house in . Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Most mortgage companies would take a pragmatic view as this clause is principally there to pick up on the purchase and immediately sell or the quick reselling of properties.

I am currently in the process of buying my council flat in Openshaw. I have a mortgage offer with . Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.

I used Stirling Law several years ago for my conveyancing in Openshaw. Now, I need the files but the law firm has closed. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Openshaw of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I opted to have a survey completed on a property in Openshaw before appointing lawyers. I have been informed that there is a flying freehold element to the house. The surveyor has said that some banks may not give a mortgage on a flying freehold property.

It depends who your proposed lender is. Santander has different requirements from Halifax. Should you wish to telephone us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Openshaw. Conveyancing will be smoother if you use a solicitor in Openshaw especially if they are familiar with such properties in Openshaw.

I acquired a 1st floor flat in Openshaw, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Comparable properties in Openshaw with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 yearly. The lease ceases on 21st October 50

With only 50 years unexpired the likely cost is going to be between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.