I am in the process of selling my ground floor flat in Trafford Park and the estate agent has just text me to say that the buyers are appointing a new property lawyer. The reason given is that the lender will only deal with property lawyers on their approved list. On what basis would a leading mortgage company only engage with certain lawyers rather the firm that they want to select for their conveyancing in Trafford Park ?

UK lenders have always had panels of law firms that can act for them, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Lending institutions point to the increase in fraud as the reason for the reduction – 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 being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.

We previously selected conveyancers locally in Trafford Park on the Coventry BS solicitor approved list. They have just invoiced me a further sum for dealing with the Coventry BS mortgage. Is this a supplemental conveyancing fee set by Coventry BS?

Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your conveyancing practitioner can charge a fee for this. This charge is not set by Coventry BS but by your Trafford Park conveyancing practitioner. Plenty of firms on the Coventry BS panel will quote an ‘acting for lender’ fee and others do not.

Intending to buy a flat in Trafford Park. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Trafford Park property lawyer is on the Bank of Ireland conveyancing panel.

Yorkshire BS have agreed my home loan in principle, my offer on a house in Trafford Park has been accepted, what are the next steps?

Your property agent will wish to be informed of your conveyancer's details (ensure that the conveyancing practitioners are on the bank’s panel). Call up Yorkshire BS or the financial adviser and finalise any relevant paperwork. Yorkshire BS will instruct a valuer who will get in touch with the selling agent or vendor to schedule a time for the valuation to take place. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Yorkshire BS will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Trafford Park.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Trafford Park is the location of the property. What do you suggest?

Flying freeholds in Trafford Park are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Trafford Park you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Trafford Park may decide 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.

We are one month into a residential purchase having been referred to solicitors by the high street agent to execute conveyancing in Trafford Park. I am not happy. Could you help me find new conveyancers?

They would have to be really poor to suggest changing them. Has the loan offer been issued? In the event that it has you will need to make them aware of the new contact details and ensure the mortgage documents are re-sent. Your new solicitor ideally needs to be on the lenders panel to avoid escalating costs and frustration. That should be your starting point. Our find a solicitor tool should help you find a lender approved solicitor for your conveyancing in Trafford Park

I wish to sublet my leasehold flat in Trafford Park. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

A small minority of properties in Trafford Park do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review 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 consent.

I own a 2 bed flat in Trafford Park, conveyancing having been completed October 2005. 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? Comparable properties in Trafford Park with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2089

With just 64 years left to run we estimate the premium for your lease extension to span between £14,300 and £16,400 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.