My mortgage broker has asked me for my Rusholme law firm’s panel member for the Lloyds conveyancing panel. What is the best way to obtain this. I have called my local Rusholme office but they cant find it on their system.

You are best placed to get this information from your Rusholme conveyancer . They maintain a central record lender panel numbers.

I am downsizing from our house in Rusholme and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Rusholme conveyancer would know that there is no such problem. It does beg the question why the purchasers are using an online conveyancing firm rather than a conveyancing solicitor in Rusholme. Having lived in Rusholme for many years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification that the buyers are looking for.

It would appear that you have a conveyancing firm already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Rusholme is the location of the property. What do you suggest?

Flying freeholds in Rusholme are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rusholme you would need to get your solicitor to go 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 Rusholme 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 property.

Helen (my wife) and I may need to rent out our Rusholme ground floor flat for a while due to a new job. We used a Rusholme conveyancing practice in 2002 but they have since shut and we did not have the foresight to get any advice as to whether the lease allows us to sublet. How do we find out?

Your lease governs the relationship between the landlord and you the flat owner; specifically, it will indicate if subletting is not allowed, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Rusholme do not contain subletting altogether – such a provision would adversely affect the market value the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.

Rusholme Leasehold Conveyancing - Sample of Questions you should consider Prior to buying

Best to be warned if fixing the lift or some other major work is due shortly to be shared by the tenants and may well dramatically impact the level of the maintenance costs or necessitate a specific payment. How many of the leaseholders are in arrears for their service charge payments? Can you inform me if there are any major works anticipated that could add a premium to the service charges?

We had our mortgage agreed in principle last Friday with our bank. We have retained a reputable conveyancer in Rusholme last week. This morning, our mortgage adviser called to say that the lender said that we cannot use our solicitor as they aren't on their panel. As FTB's, we did not have a clue that the bank had a say Is this legal?

You can actually appoint any conveyancing solicitor you prefer to use for your conveyancing in Rusholme however if they are not on the your bank's panel you would have to pay additional cost so the mortgage company can retain their own lawyers. On occasion it is possible your solicitor may apply to get included on to the bank list of approved firms. You can use web-based tools such as lenderpanel.com to find a conveyancing solcitor in Rusholme on the bank panel. You can go into your high street lender branch in Rusholme. They can recommend conveyancing solicitors in Rusholme on the panel for your mortgage company.