We are buying a 2 bedroom flat in Rusholme with a mortgage. We like our Rusholme lawyer, but the bank advise she’s not on their "panel". It appears that we have little option but to use one of the lender panel firms or continue with our Rusholme property lawyer as well as pay for one of their panel firms to represent them. This seems very unfair; are we not able to demand that the bank use our Rusholme solicitor ?

No, not really. The mortgage offered to you 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 Rusholme conveyancing solicitor to apply to be on the conveyancing panel.

We're in Rusholme, First timers purchasing with a mortgage (lender is Bank of Ireland , and our solicitor is on the Bank of Ireland conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Bank of Ireland conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

What is the difference between a licensed conveyancer and conveyancing solicitor in Rusholme

There are many recorded licenced Conveyancers in Rusholme and Solicitor practices in Rusholme to choose from We would stress that both are regulated professionals specialising in the legal work in transferring property. The two can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

Is it the case that all Rusholme CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing panel?

It is true that some banks and building societies now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

The mortgage over my property is with Virgin Money for my property in Rusholme. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?

Virgin Money must be informed of your intention prior to renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. You need not do this via a Virgin Money conveyancing panel lawyer.

I am looking for a leasehold apartment up to £245,000 and found one round the corner in Rusholme I like with a park and station in the vicinity, however it's only got 61 years unexpired on the lease. I can't really find anything else in Rusholme suitable, so just wondered if I would be making a grave error buying a short lease?

Should you require a mortgage that many years may be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.

We are in the process of a leasehold sale of a flat in Rusholme. Conveyancing is fine but we are being charged an extortionate amount from the landlord. So far we have issued a cheque for £225 for a leasehold management information and then another £118 for supplemental queries supplied by the purchaser's conveyancer.

You will not have control over the extent of the charges for this information however the typical costs for the information for Rusholme leasehold premises is £350. When it comes to Rusholme conveyancing transactions it is usual for the seller to cover the costs. The freeholder or their agents are under no legal obligation to answer these questions although many will agree to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that mandates capped charges for administrative tasks. There is no set time limit by which they are required to supply the information.