I happen to be the sole recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in Thornhill. Conveyancing formalities meant that the Land Registry date was in March. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship will be considered the same way as though I had purchased the property in March. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. Some lenders would take a pragmatic view as this requirement is chiefly there to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.

Completion of my purchase has taken place for my property in Thornhill. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Thornhill solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Thornhill surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

How does conveyancing in Thornhill differ for newly converted properties?

Most buyers of new build residence in Thornhill approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is built. This is because builders in Thornhill usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Thornhill or who has acted in the same development.

I am downsizing from my home. My former lawyers have shut. I would be grateful for any recommendation of a conveyancing firm. Im based in Thornhill if that makes things easier.

Do use our search tool to help you choose a solicitor for your conveyancing in Thornhill. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.

As co-executor for the will of my father I am selling a house in Newport but I am based in Thornhill. My lawyer (based 200 miles awayhas requested that I execute a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing lawyer in Thornhill who can witness this legal document for me?

Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Thornhill based

Looking forward to exchange soon on a studio apartment in Thornhill. Conveyancing lawyers assured me that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Thornhill should include some of the following:

It needs to be made clear to you whether the lease permits you to alter or improve aspects of the property- you must be made aware as to whether it relates to all alterations or just structural alteration, and whether licences for alterations is mandated necessary What options are open to you if a neighbour breaches a clause of their lease? The physical ownership of the property. This will be the property itself but could also incorporate a loft or basement if relevant. if lease provides for a sinking fund? Repair and maintenance of the property

I own a studio flat in Thornhill, conveyancing was carried out 6 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Thornhill with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced annually. The lease comes to an end on 21st October 2081

With only 57 years remaining on your lease we estimate the premium for your lease extension to span between £28,500 and £33,000 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered 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 getting professional advice.