I happen to be the sole beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Creekmouth. The Creekmouth property was put into my name in December. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my proprietorship will be treated the same way as though I had purchased the house in December. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. many mortgage companies would take a pragmatic view as this requirement chiefly exists to identify subsales or the quick reselling of property.

Are all Creekmouth Conveyancing Quality Solicitors on the Santander conveyancing panel?

It is true that some lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is 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 solicitor practices wishing to remain on their approved list of conveyancing solicitors.

We expect to receive a AIP from Co-operative this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Creekmouth solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Creekmouth solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.

I am buying my first flat in Creekmouth benefiting from help to buy. The developers refused to reduce the price so I negotiated £7000 of additionals instead. The property agent suggested that I not inform my conveyancer about this side-deal as it will put at risk my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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 element on a property I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Creekmouth is the location of the property. Is there any advice you can give?

Flying freeholds in Creekmouth are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Creekmouth you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Creekmouth may decide 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 premises.

In what way can the Landlord & Tenant Act 1954 impact my business premises in Creekmouth and how can you help?

The 1954 Act affords security of tenure to business leaseholders, granting the a statutory right to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Creekmouth

What are my options where I am unhappy with the solicitor who carried out our conveyancing in Creekmouth?

We live in an imperfect world, and unfortunately every so often things do go wrong. However there is recourse where you were dissatisfied with your conveyancing in Creekmouth. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their regulator. If you remain aggrieved you may consider getting in touch with the Legal Ombudsman.