I am the only recipient of my late grandmother’s will and I have everything in my name alone, including the my former home in Danbury. The Danbury property was put into my name in . I want to move. I understand that there is a CML 6 month 'rule', meaning my property ownership will be treated the same way as though I had purchased the house in . Do I have to wait half a year to sell?

The CML handbook requires conveyancers 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 caught by that. How sensible a view mortgage companies take of it, depend on the bank as this requirement principally exists to pick up on subsales or the flipping of property.

is it true that all Danbury conveyancing solicitors on the conveyancing panel are overseen by the SRA?

As a firm of solicitors, in order to be on the conveyancing panel they would need to be governed by the SRA. The majority of banks do allow licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.

We have agreed to purchase a house in Danbury. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender be concerned?

As you are obtaining a mortgage with your lawyer must comply with the formal instructions set out in Section two of UK Finance Lenders’ Handbook for . The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and are required to report to where a lease fails to comply with these conditions. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Danbury.

Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who handled the conveyancing in Danbury 10 years ago are no longer around. What are my options?

Gone are the days when you need to have the physical deeds to evidence that you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.

I'm buying my first flat in Danbury with the aid of help to buy. The sellers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not disclose to my solicitor about the extras as it will put at risk my mortgage with . 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 only have 72 years left on my lease in Danbury. I now want to get lease extension but my landlord is can not be found. What options are available to me?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to prove that you or your lawyers have used your best endeavours to locate the freeholder. For most situations a specialist would be helpful to conduct investigations and prepare an expert document to be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a solicitor both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Danbury.

I acquired a leasehold flat in Danbury, conveyancing formalities finalised 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Danbury with a long lease are worth £165,000. The ground rent is £45 charged once a year. The lease ceases on 21st October 50

With just 50 years unexpired we estimate the premium for your lease extension to span between £36,100 and £41,800 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

My son is just in the process of moving home, the home loan was agreed last week in principle. After the offer was accepted on flat we called the mortgage institution to progress the mortgage application. We were shocked to learn that banks do not accept all , they have to be on a list, is this right?

Lenders tend to imposes restrictions either the type or the number of conveyancing practices on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Danbury on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.