Is the fact that my conveyancer in Hulme is not listed on my lender's solicitor panel that there is a problem with the standard of the firm’s conveyancing?

That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Hulme conveyancing practice and enquire why they are no longer on the approved list for your bank.

My lawyer has identified a a problem with the lease for the flat we are buying in Hulme. The seller’s lawyers have put forward defective title insurance as a solution. We are happy with insurance and will cover the costs. Our property lawyer says that he must be satisfied that the bank is willing to move forward with this solution. Are we the client or is the mortgage company ?

Notwithstanding that you have a mortgage offer from the lender 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 have to be complied with.

I'm purchasing a new build house in Hulme benefiting from help to buy. The sellers would not reduce the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not reveal to my conveyancer about the deal as it will impact my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

In surfing the world wide web for the phrase conveyancing in Hulme it shows results of numerous conveyancersin the vicinity. With so much choice what is the best way to find the right solicitor for me?

The ideal method of finding the right conveyancer is through a trusted referral, so seek the counsel of friends and those you trust who have bought a property in Hulme or the local estate agent or mortgage broker. Costs for conveyancing in Hulme vary, so it's advisable to request a minimum of three fee calculations from different conveyancers. Make sure that you clarify that the fees are fixed.

Harry (my fiance) and I may need to rent out our Hulme basement flat temporarily due to a new job. We instructed a Hulme conveyancing practice in 2004 but they have since shut and we did not have the foresight to get any advice as to whether the lease permits subletting. How do we find out?

A lease governs relations between the freeholder and you the leaseholder; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Hulme do not prevent an absolute prevention of subletting – such a provision would undoubtedly devalue the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.

I inherited a 2 bed flat in Hulme, conveyancing having been completed 4 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Hulme with over 90 years remaining are worth £222,000. The ground rent is £50 charged once a year. The lease terminates on 21st October 2095

With 71 years unexpired the likely cost is going to be between £9,500 and £11,000 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.