My husband and I intend to remortgage our flat in Cheetham Hill with Bank of Ireland. We have a son 19 who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the Bank of Ireland conveyancing panel as he did not need to sign this form when we bought 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

First, rest assured that your Bank of Ireland conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Bank of Ireland. This is solely used to protect Bank of Ireland if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Bank of Ireland had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

We are planning to acquire a property and require a conveyancing solicitor in Cheetham Hill who is on the Santander conveyancing panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Cheetham Hill.

I have been on the look out for a ground for flat up to £305k and identified one close by in Cheetham Hill I like with open areas and railway links nearby, the downside is that it's only got 52 years on the lease. There is not much else in Cheetham Hill in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you need a home loan the remaining unexpired lease term will be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

My company is wishing to take over a lease of an office on the high street. Can you recommend solicitors offering no-move-no charges for non-domestic conveyancing in Cheetham Hill for below £2000?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Cheetham Hill, including the disposal and acquisition of businesses as well as simply premises. Whether you are looking to buy or sell a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right solicitor. Regarding the charges these will vary based on the structure and heads of terms of the proposed transaction. Let us have your contact information or phone so as to enable us to furnish you with comprehensive commercial conveyancing quote.

If all goes to plan we aim to complete the disposal of our £350,000 apartment in Cheetham Hill in just under a week. The freeholder has quoted £420 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Cheetham Hill?

Cheetham Hill conveyancing on leasehold flats usually involves the buyer’s solicitor sending enquiries for the landlord to address. Although the landlord is under no legal obligation to address such questions the majority will be willing to assist. They may charge a reasonable administration fee for responding to questions or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is £350, in some transactions it exceeds £800. The administration charge levied by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration charges, without which the invoice is technically not due. Reality however dictates that you have little option but to pay whatever is demanded should you wish to complete the sale of your home.

I acquired a split level flat in Cheetham Hill, conveyancing formalities finalised in 2006. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Cheetham Hill with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease runs out on 21st October 2100

With 76 years unexpired we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as 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 are not able to advice on the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.