I happen to be the sole beneficiary of my late grandmother’s estate and I have everything in my name now, including the house in Bispham. Conveyancing formalities meant that the Land Registry date was in September. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership will be regarded the same way as if I'd bought the house in September. 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 may be affected by that. Some mortgage companies would take a practical view as this clause primarily exists to capture the purchase and immediately sell or the wholesaling and assigning of properties.

Is it the case that all Bispham CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing panel?

Some major lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.

Last month we had a mortgage agreed in principle with Coventry BS. Bispham conveyancing lawyers have been selected. How long does it take for Coventry BS to forward the offer to the conveyancing practitioner?

There is no definitive answer here. Have Coventry BS done the survey? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Do commercial conveyancing searches reveal proposed roadworks that may affect a commercial estate in Bispham?

Its becoming the norm that commercial conveyancing solicitors in Bispham will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Bispham. The report sets out definitive information 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 Bispham.

For each commercial conveyancing transaction in Bispham 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 can result in delays to Bispham commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Bispham.

Just had an offer accepted on a new build apartment in Bispham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Bispham

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants.

I am using a search engine for the term on line conveyancing in Bispham it brings up numerous conveyancersin the vicinity. How do I determine which is the suitable solicitor for my move?

The preferential way of choosing a suitable conveyancer is via personal referral, so ask friends and family who have acquired a property in Bispham or a reputable estate agent or mortgage broker. Costs for conveyancing in Bispham vary, so it's sensible to secure a minimum of four quotes from varying types of property lawyers. Be sure to obtain confirmation what costs in the quote includes.

I've found a house that seems to meet my requirements, at a reasonable figure which is making it all the more appealing. I have since discovered that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Bispham. Conveyancing advisers have not yet been appointed. Will they explain the issues?

The majority of houses in Bispham are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area can assist with the conveyancing process. We note that you are purchasing in Bispham in which case you should be shopping around for a Bispham conveyancing practitioner and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example requiring the freeholder’spermission to conduct changes to the property. You may also be required to pay a service charge towards the upkeep of the estate where the house is part of an estate. Your lawyer will report to you on the legal implications.