My financial adviser has asked me for my Wigan solicitor’s panel member for the Nationwide conveyancing panel. How do I discover this. I have contacted my local Wigan office but they cant find it on their system.

The sensible thing to do is ask for this information from your Wigan conveyancing practitioner . Most Wigan law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

My stepmother informed me that in purchasing a property in Wigan there could be various restrictions affecting the ability to carry out external alterations to the property. Is this right?

There are anumerous of properties in Wigan which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Wigan should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We are getting the release of further funds on our mortgage from Kent Reliance as we want to carry out alterations to our home in Wigan. Do we need to choose a local Wigan solicitor on the Kent Reliance conveyancing panel to deal with the paperwork?

Kent Reliance don't usually appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance list.

It is unclear whether my mortgage offer requires a lease extension. I have telephoned my Wigan building society branch on a couple of occasions and was told they are content with the situation and they will lend. My Wigan conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. Who do I believe?

Provided that the conveyancer is on the mortgage company approved list, she or he must adhere to the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I have todayfound out that Arc property Solicitors have been shut down. They conducted my conveyancing in Wigan for a purchase of a leasehold apartment 9 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?

The easiest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Wigan conveyancing specialists.

My father-in-law has suggested that I appoint his conveyancers in Wigan. Should I use them?

There are no two ways about it the best way to find a conveyancing practitioner is to seek guidance from friends or family who have actually previously instructed the solicitor that you are considering.

I work for a busy estate agent office in Wigan where we have witnessed a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have received inconsistent advice from local Wigan conveyancing solicitors. Could you shed some light as to whether the vendor of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I own a studio flat in Wigan, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Comparable properties in Wigan with an extended lease are worth £202,000. The ground rent is £55 charged once a year. The lease comes to an end on 21st October 2081

You have 56 years unexpired we estimate the price of your lease extension to range between £29,500 and £34,000 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.