Am I correct in assuming that the fact that my solicitor in Cheetham is not identified on my mortgage company's solicitor panel that there is a problem with the standard of her work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Cheetham conveyancing practice and ask them why they are no longer on the approved list for your bank.

I am under pressure from the owner of a property in Cheetham to complete within four weeks. What can I do to speed up matters?

Where you are under a tight deadline for your conveyancing we would recommend that your conveyancer is familiar with the area as they will have local contacts and knowledge. It is even conceivable that they may have conducted otherhomes in the same road. You would be best advised to use a Cheetham conveyancing lawyer. Second, ensure that the conveyancing firm is on the on the approved list for your mortgage company. It is understood that nearly one in five of Cheetham conveyancing deals are frustrated or derailed after discovering a purchaser’s solicitor was not on their mortgage lender’s member panel. This can often result in the transaction being delayed by as much as 21 days. It is claimed that this issue impacts approximately 100,000 home moves annually. Many Cheetham conveyancing practices can not represent certain lenders so do check at the outset.

After scouring moneysavingexpert.com for a cheap lawyer in Cheetham, many say that I should use a CQS kitemarked lawyer. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's major lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). The scheme does not cover licenced conveyancers. Cheetham is one of the numerous areas in England and Wales where there are CQS lawyers.

I'm purchasing my first flat in Cheetham with the aid of help to buy. The developers refused to budge the amount so I negotiated £7000 of additionals instead. The sale representative told me not disclose to my lawyer about the deal as it may jeopardize my loan with . Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I only have Sixty One years unexpired on my lease in Cheetham. I now wish to get lease extension but my freeholder is can not be found. What options are available to me?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to find the freeholder. For most situations an enquiry agent would be useful to try and locate and prepare an expert document to be used as proof that the landlord can not be located. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s disappearance and the vesting order request to the County Court covering Cheetham.

Cheetham Conveyancing for Leasehold Flats - A selection of Questions you should consider before buying

It is important to be aware whether changing the roof or some other major work is coming up that will be shared between the leasehold owners and will materially increase the the maintenance costs or require a specific payment. What is the maintenance charge and ground rent on the property?