We wanted to use a property lawyer in Moston for our home move. Our financial adviser has since advised us that our bank Chelsea Building Society won't deal with them. Why is this not regarded as unfair competition?

Before the recession most lenders had a different appetite for risk. Almost all Moston conveyancing firms would have been on most lender panels. The Financial Services Authority in 2010 completed a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms concerning their operations and the individuals who work for them as well as establishing certain criteria such a completing on a minimum number of conveyancing. Many Moston conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Moston is one of the numerous areas where the conveyancers showing on our search results are members of the panel for Chelsea Building Society.

The estate agent has sent us the confirmation of our purchase of a new build flat in Moston. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Moston

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared.

Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Moston is where the house is located. Can you shed any light on this issue?

Flying freeholds in Moston are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Moston you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Moston may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

We're first time buyers - agreed a price, yet the estate agent told us that the seller will only issue a contract if we appoint the agent's chosen conveyancers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local solicitor who is familiar with conveyancing in Moston

It is improbable the vendors are behind this. If they desire ‘a quick sale', taking such a hostile approach to a serious buyer is going to damage their objectives. Contact the sellers directly and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you will continue to instruct your own,trusted Moston conveyancing lawyers - not the ones that will provide their negotiator at the agency a commission or hit his conveyancing thresholds demanded by head office.

I’m about to sell my garden apartment in Moston. Conveyancing lawyers have not yet been instructed, but I have recently received a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as normal as all rents and maintenance payments will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents 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. Having a clear account will assist your cause and will leave you no worse off financially.

I am the registered owner of a 1st floor flat in Moston, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Moston with an extended lease are worth £195,000. The ground rent is £45 invoiced every year. The lease terminates on 21st October 2088

With only 63 years remaining on your lease the likely cost is going to span between £16,200 and £18,600 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.