I happen to be the sole recipient of my late mum's will with all property in now in my sole name, including the my former home in Bulls Cross. Conveyancing formalities meant that the Land Registry date was in January. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship could be treated the same way as though I had purchased the property in January. Will no one buy the property for half a year?

The CML handbook obliges 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 could be affected by that. How sensible a view mortgage companies take of it, depend on the bank as this requirement is principally there to capture the purchase and immediately sell or the quick reselling of property.

Completion of my remortgage has taken place for my property in Bulls Cross. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Bulls Cross building society branch on numerous occasions and was informed it wasn't an issue and they will lend. My Bulls Cross conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

The conveyancing practitioner has to comply with the CML Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I am purchasing my first flat in Bulls Cross benefiting from help to buy. The sellers refused to reduce the amount so I negotiated £7000 of additionals instead. The property agent suggested that I not inform my conveyancer about the deal as it would put at risk my loan with Platform Home Loans Ltd. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Bulls Cross is the location of the property. Can you offer any assistance?

Flying freeholds in Bulls Cross are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bulls Cross you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bulls Cross may ascertain 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.

What tools are available to identify a Bulls Cross solicitor on the Alliance & Leicester conveyancing panel? I have a car and am prepared to travel upto 25kilometers to meet the lawyer.

You can use the search on this website. Please choose the lender and your location and you will see a number of Bulls Cross conveyancing lawyers based on proximity. We have listed some Bulls Cross conveyancing firms towards the end of this page and you can contact them to check whether they are on the Alliance & Leicester panel

My husband and I are novice buyers - agreed a price, yet the agent advised that the owners will only move forward if we appoint the agent's chosen conveyancers as they want a ‘quick sale’. We would rather use a family conveyancer with experience of conveyancing in Bulls Cross

We suspect that the seller is unaware of this demand. Should the seller want ‘a quick sale', turning down a serious purchaser is not the way to achieve this. Speak to the vendors direct and explain that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you are going to use your preferred Bulls Cross conveyancing firm - as opposed tothose that will give their estate agent a commission or hit his conveyancing targets demanded by senior management.