I am progressing with the sale of my apartment in Altrincham and the EA has just text me to warn that the buyers are appointing a new solicitor. The excuse is that the mortgage company will only deal with solicitors on their approved list. Why would a leading lender only engage with certain law firms rather the firm that they want to appoint for their conveyancing in Altrincham ?

Lenders have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lending institutions point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.

My fiancee and I are acquiring our first home. Our lawyer has contact usto ask if we want to purchase supplemental conveyancing searches. We are really unsure what's needed for conveyancing in Altrincham

The extent of Altrincham conveyancing searches should be dictated primarily on the property, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your overall attitude to risk. What matters is that you adequately understand what information the searches could provide. Then you can decide if you consider that you need that search. If in doubt, ask your conveyancer to guide you.

I am purchasing a property in Altrincham. One unusual aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Principality your lawyer must follow the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for Principality. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and solicitors are required to report to Principality where a lease does not comply with these specifications. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to Altrincham.

I can not work out if my lender requires a lease extension. I have telephoned my Altrincham building society branch on various occasions and was advised it wasn't an issue and they will lend. My Altrincham conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

The lawyer has to follow the CML Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

At last I have had an offer on a flat in Altrincham accepted, but there is a chain. The owners have offered on a property, however it’s not yet tied up, and are looking at other properties in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Altrincham. What do I do now? At what stage do I apply for the mortgage with Lloyds?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of one thousand pounds, then survey, Altrincham conveyancing search charges, etc). The first course of action is to check that your property lawyer is on the Lloyds conveyancing panel. Regarding the subsequent stages this very much dictated by the specifics of your transaction, motivation for the property and on the state of the market. In a hot market many purchasers will apply for a home loan with Lloyds and pay for the valuation and only if it was satisfactory would they pay their property lawyer to press on with searches.

Over the last few months I have been searching for a flat up to £245,000 and identified one close by in Altrincham I like with open areas and transport links nearby, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Altrincham suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a home loan the shortness of the lease may be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.

I've found a house that appears to meet my requirements, at a reasonable price which is making it all the more appealing. I have just been informed that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Altrincham. Conveyancing advisers have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in Altrincham ?

The majority of houses in Altrincham are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Altrincham in which case you should be looking for a Altrincham conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the freeholder’spermission to carry out changes to the property. You may also be required to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your conveyancer should appraise you on the various issues.

I bought a leasehold flat in Altrincham, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Altrincham with a long lease are worth £201,000. The ground rent is £45 levied per year. The lease runs out on 21st October 2090

You have 65 years left to run the likely cost is going to be between £13,300 and £15,400 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.