My IFA requires my Haydock lawyer’ panel member for the Santander conveyancing panel. Can you suggest how I find this out. I have tried my local Haydock branch but they don't know it.

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

Over the last few months I have been searching for a ground for flat up to £245,000 and identified one round the corner in Haydock I like with open areas and railway links nearby, the downside is that it only has 61 years on the lease. I can't really find anything else in Haydock in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a home loan that many years will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign 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.

Am I best advised to choose a Haydock conveyancing solicitor in close proximity to the house I am purchasing? We have a good friend who can conduct the legal formalities however his firm is located over three hundred miles away.

The primary upside of using a local Haydock conveyancing firm is that you can visit the firm to sign paperwork, present your ID and apply pressure on them where appropriate. They will also have local knowledge which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and the majority were impressed that must trump using an unknown Haydock conveyancing lawyer solely due to them being Haydock based.

My husband and I may need to rent out our Haydock ground floor flat temporarily due to a career opportunity. We used a Haydock conveyancing practice in 2003 but they have closed and we did not think at the time seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

A small minority of properties in Haydock do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I am the registered owner of a studio flat in Haydock, conveyancing was carried out 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Haydock with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ceases on 21st October 50

With just 50 years remaining on your lease we estimate the premium for your lease extension to be between £36,100 and £41,800 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.

My financial adviser has suggested using their for our conveyancing in Haydock - won’t it be better to just use them?

This is not necessarily the case and you are free to use whichever you prefer for your Haydock conveyancing. The put forward by an estate agent may not always be the right , they may recommend their preferred conveyancing firm who are based far away. In this instance you may not have contact with your and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.