I happen to be the only beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Blakenhall. The Blakenhall property was put into my name in January. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership will be considered the same way as if I'd bought the house in January. Will no one buy the property for half a year?

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." Technically you might be affected by that. How practical a view banks take of it, depend on the bank as this provision principally exists to capture the purchase and immediately sell or the wholesaling and assigning of properties.

is it true that all Blakenhall solicitors on the UBS conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the UBS conveyancing panel they would need to be governed by the SRA. The majority of mortgage companies do list licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.

Can I be sure that the Blakenhall conveyancing solicitor on the Bank of Ireland panel is any good?

When it comes to conveyancing in Blakenhall getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer conducting your conveyancing.

Just bought a terraced house in Blakenhall , how long should it take for the Land Registry to register the transfer to my name? My Blakenhall conveyancing solicitor has been painfully slow, so I want to check that my name is registered.

As far as conveyancing in Blakenhall is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can vary depending on who lodges the application, whether it is in order and whether the Land registry communicate with any 3rd persons or bodies. Currently approximately three quarters of submission are fully dealt with in less than three weeks but occasionally there can be longer hold-ups. Historically registration takes place after the buyer has moved in to the property therefore 'speed' is not always an essential issue but if it is urgent that the the registration takes place urgently then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.

Due to the guidance of my in-laws I had a survey completed on a house in Blakenhall ahead of appointing conveyancers. I have been told that there is a flying freehold element to the house. The surveyor has said that some lenders will refuse to issue a mortgage on this type of house.

It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. If you e-mail us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Blakenhall. Conveyancing may be slightly more expensive based on your lender's requirements.

My husband and I are first time buyers - agreed a price, yet the selling agent told us that the seller will only issue a contract if we instruct the agent's recommended solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a high street conveyancer used to conveyancing in Blakenhall

We suspect that the seller is not behind this demand. If they desire ‘a quick sale', alienating a serious purchaser is counter productive. Try to communicate with the owners directly and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you will continue to use your preferred Blakenhall conveyancing lawyers - not the ones that will give their negotiator at the agency a kickback or meet his conveyancing thresholds pre-set by senior management.

We have been advised by many friends to expect up to two months for Blakenhall conveyancing to complete.This was a month ago. The paperwork was only sent to my lawyer yesterday so does the clock start running now?

You should treat with caution of any conveyancer guaranteeing fast completion times. Rather you should enquire about the average timeframe to complete Blakenhall conveyancing transactions and if they are willing to aim towards your proposed completion date for your conveyancing in Blakenhall