My wife and I are looking to buy a flat in Trafford and have instructed a Trafford conveyancing firm. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. Lloyds TSB Bank have this morning contacted us to inform me that they have now hit a problem as our Trafford conveyancer is not on their conveyancing panel. Please explain?

If you are buying a property with the assistance of a mortgage it is normal for the purchasers' lawyers 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 mortgage company 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 don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Trafford lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.

My business partner and I are planning to lease a unit on a shopping parade. Can you recommend conveyancers offering competitive costs for non-domestic conveyancing in Trafford for less than 1500k?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Trafford, including the disposal and acquisition of businesses as well as simply property. If you are looking to acquire or sell a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right solicitor. Regarding the fees these will vary based on the structure and terms of the proposed transaction. Please provide us with your details or phone so as to enable us to supply you with a fixed commercial conveyancing quote.

We're first time buyers - had an offer accepted, yet the selling agent informed us that the owners will only go ahead if we instruct the agent's recommended solicitors as they want an ‘expedited deal’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Trafford

We suspect that the owner is unaware of this ultimatum. If they require ‘a quick sale', alienating a motivated buyer is counter productive. Speak to the owners direct and explain that (a)you are genuine buyers (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to instruct your preferred Trafford conveyancing lawyers - as opposed tothe ones that will earn the estate agent a commission or hit his conveyancing targets demanded by head office.

My wife and I may need to sub-let our Trafford garden flat temporarily due to a new job. We instructed a Trafford conveyancing practice in 2002 but they have closed and we did not think at the time seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

Some leases for properties in Trafford do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to review 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 consent.

Leasehold Conveyancing in Trafford - A selection of Questions you should ask Prior to buying

How is the lease structured? How long is the Lease? Is anyone aware of any major works in the planning that will likely increase the service fees?

How does one remove a departed person's details from the title deeds for a house in Trafford?

If a Trafford property is jointly owned and one of the owners dies, the name will not automatically be removed from the title deeds. You are not required to remove their name as when it comes to a disposal your conveyancer would just need to evidence as to the reason the joint owner is missing from the transfer, such as the probate documents.

With a view to making things simpler in the future you can arrange to have the deceased name erased from the title register by applying to the land registry with evidence of the death. There is no land registry fee payable.