It has taken forever and a day but a loan offer from Nationwide for the refinancing of my single room apartment is to be issued imminently. Are you able to recommend a cheap conveyancing lawyer in Elmstead?

You are on the wrong site if you are in need of the lowest fares for conveyancing solicitors in Elmstead. We can offer you value for money conveyancing but we do not advertise as being the cheapest. Avoid the trap of appointing brokers offering low cost conveyancing in Elmstead. Optimistically, in going for low cost conveyancing, you will earn what you pay for and at worst it will result in you being stung for additional fees and still not end up with the service you were hoping for.

I happen to be the single beneficiary of my late father’s will with all property in now in my sole name, including the house in Elmstead. The Elmstead property was put into my name in December. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship may be considered the same way as though I had purchased the property in December. Is the property unsalable for six months?

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." By the strict wording you could be affected by that. Some banks would take a practical view as this requirement chiefly exists to pick up on subsales or the flipping of property.

I am buying a property in Elmstead. One unusual aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Nationwide your lawyer must comply with the conveyancing instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Nationwide 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 limited to Elmstead.

The formalities of my remortgage has taken place for my property in Elmstead. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I own a 4 bedroom Edwardian property in Elmstead. Conveyancing lawyer acted for me and Nottingham Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Elmstead and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing solicitor who conducted the conveyancing.

How does conveyancing in Elmstead differ for new build properties?

Most buyers of new build premises in Elmstead come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because house builders in Elmstead typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Elmstead or who has acted in the same development.

How does one remove a deceased person's name from the title register for a house in Elmstead?

If a Elmstead property is jointly owned and one of the proprietors passes away, the name will not automatically be removed from the title deeds. It is not necessary to amend the title as when it comes to a disposal your conveyancer would simply need to supply proof why the other proprietor is not included in the conveyance, usually this is in the form of the probate documents.

With the aim of making the sale conveyancing simpler in the future you can arrange to have the deceased name erased from the title by applying to the land registry with proof of the death. There is no fee from the Registry for this service.