I have a decision in principle. The bank mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would prefer to appoint a Highbridge based conveyancing firm?

Do check but the chances are that appoint one of their panel conveyancers if you take up the "fee-free" offer. Contact the mortgage company to ask if they allow a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Highbridge.

I am the sole recipient of my late grandmother’s will and I have everything in my name alone, including the my former home in Highbridge. The Highbridge property was put into my name in . I now wish to sell up. I do know about the CML six month 'rule', meaning my property ownership could be considered the same way as though I had purchased the property in . Do I have to wait 6 months 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." By the strict wording you might be caught by that. Some banks would take a pragmatic view as this clause principally exists to capture the purchase and immediately sell or the wholesaling and assigning of properties.

is it true that all Highbridge solicitor practices on the conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some banks do permit licenced conveyancers on their panel and in that case the organisation would be governed by the CLC.

have agreed my mortgage in principle, my bid on a property in Highbridge has been agreed to, what happens next?

Your property agent will wish to be informed of your 's details (make sure the are on the lender’s panel). Contact or your broker and finalise any appropriate documentation. will instruct a valuer who will get in touch with the estate agent or owners to book an appointment. Once carried out (assuming no problems) it takes on average a fortnight to get a mortgage offer. will send the offer to you and your . The legal work will then take it’s course according the nature and complexity of the conveyancing in Highbridge.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Highbridge. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Highbridge

Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

I have been on the look out for a flat up to £305k and identified one close by in Highbridge I like with open areas and railway links nearby, however it only has 49 remaining years left on the lease. There is not much else in Highbridge for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a mortgage the remaining unexpired lease term will be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.

Should I be wary that third parties that I am dealing with are recommending a nationwide conveyancing firm rather than a local Highbridge conveyancing firm?

As is the case with many professional services, often suggestions from relatives can be very helpful. Nevertheless there are numerous players in a conveyancing deal; estate agents, mortgage brokers and lenders may put forward lawyers to instruct. On occasion these lawyers might be known to one of the organisations as one of the best in their field, but sometimes there exists a commercial relationship behind the recommendation. You have the right to choose your preferred lawyer. Don't forget that many lenders specify a panel list of law firms you have to use for the mortgage related work in your house move.