I'm the only beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Llanwrda. Conveyancing formalities meant that the Land Registry date was in July. I want to move. I understand that there is a CML six month 'rule', which means that my property ownership could be treated the same way as if I'd bought the property in July. Is the property unsalable for six months?

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 could be impacted by that. Most banks would take a pragmatic view as this provision principally exists to capture subsales or the flipping of property.

Is it the case that all Llanwrda conveyancing solicitors on the Nottingham conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Nottingham conveyancing panel they would need to be governed by the SRA. Some banks do permit licenced conveyancers on their panel and in that case the organisation would be governed by the Council of Licensed Conveyancers.

I am due to exchange contracts on my flat. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, TSB are being a right pain. The Llanwrda solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

How does conveyancing in Llanwrda differ for newly converted properties?

Most buyers of new build residence in Llanwrda come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Llanwrda tend to acquire the site, 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 conveyancers 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 Llanwrda or who has acted in the same development.

Due to the encouragement of my in-laws I had a survey completed on a house in Llanwrda in advance of appointing lawyers. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some banks will refuse to grant a mortgage on a flying freehold property.

It varies from the lender to lender. Bank of Scotland has different requirements from Birmingham Midshires. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Llanwrda. Conveyancing may be slightly more expensive based on your lender's requirements.

I've recently bought a leasehold flat in Llanwrda. Am I liable to pay service charges for periods before my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Llanwrda - A selection of Queries before Purchasing

The best form of lease arrangement is a share of the freehold. In this arrangement the lessees enjoy being in charge if their destiny and even though a managing agent is frequently employed if the building is larger than a house conversion, the managing agent retained by the leaseholders. The majority of Llanwrda leasehold flats will have a service bill for the upkeep of the block set on behalf of the landlord. Should you acquire the property you will have to pay this amount, normally in instalments accross the year. This could be anything from two or three hundred pounds to thousands of pounds for buildings with lifts and large common grounds. There will also be a ground rent to be met annual, normally this is not a exorbitant figure, say around £50-£100 but you need to check as sometimes it could be prohibitively expensive.

What is the distinction between surveying and conveyancing in Llanwrda?

Conveyancing - in Llanwrda or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It involves the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are buying and will help you find out about the condition of the building and, if there are problems, give you leverage for negotiating the buying price down or asking the vendor to remedy the problems prior to you complete your move.