My wife and I are hoping to acquire a home in Stretford and have instructed a Stretford conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. have this evening contacted us to advise us that they have now hit a problem as our Stretford solicitor is not on their conveyancing panel. Please explain?

When purchasing a property with the benefit of a mortgage it is normal for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Stretford solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.

Our conveyancer has discovered a defect with the lease for the property we are buying in Stretford. The seller’s lawyers have put forward title insurance as a workaround. We are happy with insurance and will pay for it. Our says that he must check that the lender is happy with this solution. Who is the client here, us or the bank?

Regardless of the fact that you have a mortgage offer from the bank does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the bank are the client. These conveyancing instructions must be adhered to.

I'm refinancing my existing home to a buy to let mortgage with and intend to use the remaining equity as a deposit on further property. The location we are looking at is Stretford. Will your solicitors be able to act for the two mortgage companies and tie in the two deals?

Do use our comparison tool on this site to check that the conveyancers are approved by both lenders. On the basis that they are your conveyancer should be able to connect the two conveyancing matters but you should have a chat with you solicitor and make apparent your expectations and needs.

I am hoping to sign contracts shortly on a studio apartment in Stretford. Conveyancing solicitors inform me that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?

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

You must be informed what constitutes a Nuisance in the lease Rent payments - what is due and when is collected, and be on notice if this will change in the future Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? You should know if the lease permits you to change or upgrade anything in the property- you should be made aware as to whether it relates to all alterations or just structural alteration, and whether licences for alterations is required Details of the parties to the lease, e.g. these could be the lessee, head lessor, landlord

I am the registered owner of a split level flat in Stretford, conveyancing was carried out in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Stretford with a long lease are worth £165,000. The ground rent is £45 invoiced every year. The lease runs out on 21st October 50

With only 50 years remaining on your lease we estimate the price of your lease extension to be between £36,100 and £41,800 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.

I have been advised by many friends to expect six to eight weeks for Stretford conveyancing to complete.This was 3 ago. The draft contract was only forwarded from the vendors last week so now does it countdown?

There is no definitive time frame for conveyancing in Stretford. Conveyancing is subject to too much unpredictabilities. Stretford conveyancing searches alone may take some weeks to come back.