I am acquiring a property mortgage free in Clayhall. I have resided for the previous dozen years in Clayhall. Conveyancing searches are expensive. As I know the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?

Provided that you do not need a home loan, then all but one or two of the Clayhall conveyancing searches are at your discretion. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches carried out, but she is duty bound to take that path of guidance. One thing to bear in mind; if you are intend to sell the house at a future date, it could be of interest to your prospective buyer what the searches reveal. On occasion premises with apparent issues can still reveal adverse search results. A good conveyancing solicitor in Clayhall will be able to give you some sensible guidance concerning this.

I happen to be the sole beneficiary of my late mum's estate and I have everything in my name now, including the my former home in Clayhall. The Clayhall property was put into my name in March. I now wish to sell up. I do know about the CML 6 month 'rule', meaning my proprietorship could be regarded the same way as if I'd bought the house in March. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this clause is primarily there to pick up on the purchase and immediately sell or the flipping of property.

I am selling my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being difficult. The Clayhall solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have finally had an offer on a flat in Clayhall accepted, the owners do however have an associated purchase. The owners have offered on a flat, but it’s not been accepted yet, and are looking at other flats in the pipeline. I have instructed a high street conveyancing solicitor in Clayhall. What do I do now? At what stage should I apply for the mortgage with RBS?

It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then survey, Clayhall conveyancing search charges, etc). First, you should check that your property lawyer is on the RBS conveyancing panel. As to the subsequent steps this very much dictated by the circumstances of your case, attraction to this property and on the state of the market. During a rising market the majority of buyers will apply for a home loan with RBS and arrange for the valuation and only if it was satisfactory would they ask their conveyancer to press on with searches.

The deeds to our house can not be found. The conveyancers who did the conveyancing in Clayhall 10 years ago are no longer around. Will I be able to sell the house?

Nowadays there are copies made of almost everything, and your conveyancer will be aware exactly where to look for all the relevant paperwork so you can purchase or dispose of your property without any difficulty. Where copies can’t be located, your solicitor can arrange cover in the form of insurance or indemnities protecting you against future claims on your property.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Clayhall is where the house is located. What do you suggest?

Flying freeholds in Clayhall 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 Clayhall you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Clayhall 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 property.

I need to consider quotes for conveyancing in Clayhall from various conveyancer and decide on one. Am I right to tell them to hold tight until I I have my bid accepted on a house.

We suggest that you wait to get your conveyancer to commence work and submit searches after the offer has been agreed to on the property especially as Clayhall conveyancing searches are a couple of hundred pounds.