Am I correct in assuming that the fact that my solicitor in Hulme is not listed on my lender's solicitor panel that there is a problem with the quality of the firm’s conveyancing?

That would most likely be a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Hulme conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

As someone unfamiliar with the Hulme conveyancing process what is your top tip you can give me for the home moving process in Hulme

You may not hear this from too many lawyers but conveyancing in Hulme or throughout Greater Manchester is often a confrontational experience. Put another way, when it comes to conveyancing there is lots of opportunity for friction between you and others involved in the house moving process. For instance, the vendor, property agent and on occasion a bank. Selecting a solicitor for your conveyancing in Hulme is a critical decision as your conveyancer is your adviser, and is the ONLY person in the process whose responsibility is to protect your best interests and to protect you.

Every so often a potential adversary will try and persuade you that you should follow their advice. For instance, the property agent may claim to be assisting by claiming that your lawyer is dragging his heels. Or your mortgage broker may advise you to do take action that is contrary to your solicitors advice. You should always trust your lawyer above all other parties in the conveyancing process.

Can you clarify what the consequences are if my solicitor is expelled from the TSB Conveyancing panel ahead of completing my conveyancing in Hulme?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I am looking at a couple of apartments in Hulme both have about fifty years remaining on the leases. should I be concerned?

There is no doubt about it. A leasehold flat in Hulme is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it adversely affects the marketability of the premises. For most purchasers and banks, leases with under 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Hulme conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I bought a garden flat in Hulme, conveyancing formalities finalised May 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Hulme with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 levied per year. The lease runs out on 21st October 2097

You have 72 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 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 detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.

What is the distinction between surveying and conveyancing in Hulme?

Conveyancing - in Hulme or elsewhere - is the process of legally transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are purchasing and will help you find out about the condition of the building and, if there are problems, give you a powerful reason for negotiating the buying price down or asking the seller to remedy the defects prior to you complete your move.