Me and my partner are planning to purchase a 3 bedroom apartment in Mossley with a mortgage. We have a Mossley conveyancer, however the bank advise she’s not on their "panel". We have to appoint one of the bank panel firms or keep our Mossley solicitor and pay for one of their panel lawyers to represent them. We feel that this is inequitable; can we not require that the bank use our Mossley property lawyer ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Mossley conveyancing solicitor to apply to be on the conveyancing panel.

I have been referred to a conveyancing solicitor in Mossley. I I would like to check if they are on the Yorkshire Building Society approved list of lawyers. Can you advise?

The first thing to do is call the solicitor and ask them if they can act for the bank. Alternatively you should get in touch with Yorkshire Building Society who may be able to confirm.

My bid for a property was accepted at auction in Mossley. Conveyancing is necessary. What are my next steps?

Given that you have now legally bound yourself to purchase you will need to choose a conveyancing practitioner soon as you are faced with a fast approaching a fixed date to complete the transaction. Every auction property will ordinarily have a bespoke auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the legal papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You must hand this to the lawyer working for you at the earliest opportunity. You also need to ensure that that you have the requisite funding in place to complete on the on the contractual date .

We are purchasing a detached bungalow in Mossley. We would like to carry out an extension to the side at the house.Will the conveyancing process include checks to ascertain if these alterations are prohibited?

Your conveyancer should review the deeds as conveyancing in Mossley will on occasion identify restrictions in the title documents which prevent certain works or necessitated the permission of another owner. Some works need local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.

I am purchasing a property in Mossley. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?

Given that you are obtaining a mortgage with Santander your lawyer must comply with the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Santander. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and lawyers are required to report to Santander where a lease does not comply with these provisions. The conditions relate to the installation of panels on properties nationwide and is not isolated to Mossley.

What can a local search inform me regarding the house I am purchasing in Mossley?

Mossley conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company for instance Searches UK The local search plays a central role in many a Mossley conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search will supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.

I’m about to sell my ground floor flat in Mossley. Conveyancing lawyers have not yet been instructed, but I have just received a yearly service charge demand – what should I do?

The sensible thing to do is clear the maintenance contribution as usual given that all rents and service invoices will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I inherited a studio flat in Mossley, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Mossley with a long lease are worth £216,000. The ground rent is £50 invoiced annually. The lease ceases on 21st October 2096

You have 70 years left to run we estimate the price of your lease extension to span between £9,500 and £11,000 as well as legals.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.