I am considering applying for a Clydesdale mortgage for purchase of a newly converted (under development) in Poynton with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Clydesdale ?

In theory, you could use a solicitor that is not on the Clydesdale conveyancing panel, but Clydesdale would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

I have todaybecome aware that Action Conveyancing have closed. They carried out my conveyancing in Poynton for a purchase of a freehold house 18 months ago. How can I check that my home is registered correctly in the name of the former proprietor?

The easiest way to see if the property 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 Poynton conveyancing specialists.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Poynton is the location of the property. Is there any advice you can impart?

Flying freeholds in Poynton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Poynton you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Poynton may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Is it best to choose a Poynton conveyancing solicitor in close proximity to the house I am hoping to buy? An old friend can conduct the legal formalities but his firm is located 400miles away.

The benefit of a local Poynton conveyancing firm is that you can visit the firm to execute paperwork, deliver your identification documents and apply pressure on them where appropriate. Having local Poynton know how is a benefit. 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 on the whole were happy that must surpass using an unknown Poynton conveyancing lawyer just because they are based in the area.

Having checked my lease I have discovered that there are only 68 years remaining on my flat in Poynton. I need to get lease extension but my freeholder is missing. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to prove that you have made all reasonable attempts to track down the freeholder. For most situations an enquiry agent would be useful to conduct investigations and to produce a report which can be accepted by the court as proof that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer both on proving the landlord’s absence and the vesting order request to the County Court covering Poynton.

I own a 1st floor flat in Poynton, conveyancing formalities finalised 8 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? Similar flats in Poynton with an extended lease are worth £192,000. The ground rent is £55 invoiced every year. The lease runs out on 21st October 2079

With just 54 years remaining on your lease we estimate the premium for your lease extension to be between £32,300 and £37,400 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.