I am progressing with the sale of my flat in Timperley and the EA has just called to warn that the buyers are appointing a new solicitor. I am told that this is due to the fact that the lender will only work with property lawyers on their conveyancing panel. Why would a big named lender only engage with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Timperley ?

Banks have always had panels of law firms that can represent them, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Banks point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.

I am purchasing a garden flat in Timperley. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in Timperley you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Timperley.

Will my conveyancer be raising enquiries regarding flooding as part of the conveyancing in Timperley.

Flooding is a growing risk for lawyers conducting conveyancing in Timperley. There are those who purchase a house in Timperley, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to give advice on flood risk, but there are a numerous checks that can be initiated by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Timperley. The conventional set of completed inquiry forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the seller to find out whether the property has historically flooded. In the event that flooding has previously occurred and is not revealed by the seller, then a buyer may issue a claim for damages as a result of such an misleading reply. A buyer’s conveyancers should also conduct an environmental search. This should disclose if there is a recorded flood risk. If so, more detailed inquiries should be carried out.

Despite weeks of looking the Title Certificate and documents to my home are lost. The conveyancers who did the conveyancing in Timperley 10 years ago are no longer around. Will I be able to sell the house?

Assuming the title is registered the information relating to your ownership will be held by HMLR with a Title Number. It is possible to execute a search at the Land Registry, locate your house and obtain up to date copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.

I am attracted to a two maisonettes in Timperley both have about 50 years remaining on the lease term. Will this present a problem?

There are plenty of short leases in Timperley. The lease is a right to use the property for a period of time. As a lease shortens the value of the lease reduces and it becomes more costly to extend the lease. This is why it is often a good idea to extend the lease term. More often than not it is difficulties arise selling premises with a short lease because mortgage lenders less inclined to grant a loan on properties of this type. Lease enfranchisement can be a protracted process. We advise that you get professional help from a solicitor and surveyor with experience in this field.

I invested in buying a basement flat in Timperley, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Similar flats in Timperley with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced every year. The lease expires on 21st October 2080

You have 56 years left to run we estimate the price of your lease extension to be between £29,500 and £34,000 as well as 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 in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.