We're in Hazel Grove, First timers purchasing with a mortgage (lender is Kent Reliance , and our lawyer is on the Kent Reliance conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Kent Reliance conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

If you had a top tip for choosing a conveyancing solicitor in Hazel Grove what would it be?

It would be unwise to be swayed by the lowest Hazel Grove conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

I happen to be the single beneficiary of my late mum's estate and I have everything in my name alone, including the house in Hazel Grove. The Hazel Grove property was put into my name in April. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship will be regarded the same way as though I had purchased the house in April. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Some mortgage companies would take a sensible view as this requirement is principally there to identify the purchase and immediately sell or the flipping of properties.

Are all Hazel Grove Conveyancing Quality Solicitors on the Coventry BS conveyancing list of approved firms?

It is true that some banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

Will commercial conveyancing searches disclose planned roadworks that could impact a commercial land in Hazel Grove?

Its becoming the norm that commercial conveyancing solicitors in Hazel Grove will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Hazel Grove. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Hazel Grove.

For each commercial conveyancing transaction in Hazel Grove it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Hazel Grove commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Hazel Grove.

Me and my brother have a renovated Victorian house in Hazel Grove. Conveyancing practitioner represented me and The Mortgage Works. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the matching property. I thought I was buying a freehold how can I check?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hazel Grove and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing practitioner who conducted the conveyancing.

In what way can the Landlord & Tenant Act 1954 impact my commercial offices in Hazel Grove and how can you help?

The particular law that you refer to provides a safeguard to commercial lessees, granting the legal entitlement to make a request to court for a renewal lease and remain in occupation when the lease reaches an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Hazel Grove