I'm the sole beneficiary of my late mum's will with all property in now in my sole name, including the my former home in Brockenhurst. Conveyancing formalities meant that the Land Registry date was in April. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership could be considered the same way as if I'd bought the property in April. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How practical a view banks take of it, depend on the bank as this obligation primarily exists to capture the purchase and immediately sell or the flipping of properties.

When it comes to lenders such as Yorkshire BS, do Brockenhurst lawyers face an annual charge to be on the conveyancing panel?

We are not aware of any mortgage company fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I currently have a mortgage with Virgin Money for my property in Brockenhurst. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Virgin Money?

Your original mortgage agreement with Virgin Money will provide that you need their approval prior to renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. You need not do this via a Virgin Money conveyancing panel firm.

3 months have gone by following my purchase conveyancing in Brockenhurst concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm buying my first flat in Brockenhurst with the aid of help to buy. The developers would not reduce the amount so I negotiated 6k of extras instead. The house builders rep suggested that I not reveal to my solicitor about this deal as it will jeopardize my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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 am looking for a ground for flat up to £235,500 and identified one near me in Brockenhurst I like with a park and transport links in the vicinity, however it only has 51 years on the lease. I can't really find anything else in Brockenhurst suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you require a mortgage the remaining unexpired lease term will likely be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

If all goes to plan we aim to complete the disposal of our £425,000 garden flat in Brockenhurst in just under a week. The managing agents has quoted £312 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Brockenhurst?

Brockenhurst conveyancing on leasehold apartments usually involves fees being invoiced by freeholders :

Addressing pre-contract questions Where consent is required before sale in Brockenhurst Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Brockenhurst leasehold premises is £350. For Brockenhurst conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply answers.

I inherited a 1 bedroom flat in Brockenhurst, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Brockenhurst with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ceases on 21st October 2096

With 72 years remaining on your lease we estimate the price of your lease extension to span between £9,500 and £11,000 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.