Finally the sale completed on my house in Lymm and Warburton last January yet the purchaser is e-mailing daily to say their conveyancer needs to hear from mine. What should have happened following completion?

Following your disposal your lawyer should send the transfer deeds and all additional paperwork to the buyer’s solicitors. Where relevant, your conveyancer must also send confirmation that the mortgage has been discharged to the buyers conveyancers. There are no post completion tasks unique to conveyancing in Lymm and Warburton.

I am purchasing a house and require a conveyancing solicitor in Lymm and Warburton who is on the HSBC Bank conveyancing. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for HSBC Bank in certain locations such as Lymm and Warburton. We dont recommend any particular firm.

I'm the sole recipient of my late grandmother’s will and I have everything in my name alone, including the house in Lymm and Warburton. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the house. I do know about the CML 6 month 'rule', which means that my proprietorship may be regarded the same way as if I'd bought the property in October. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook obliges 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 mortgage companies would take a practical view as this obligation is chiefly there to capture subsales or the wholesaling and assigning of property.

Is it the case that all Lymm and Warburton solicitor firms on the Santander conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Santander conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.

I had a mortgage agreed in principle with Nottingham. Lymm and Warburton conveyancing solicitors were chosen. What is the average time that one could expect to receive a mortgage offer from Nottingham?

There is no definitive answer here. Have Nottingham completed the survey? Have you informed Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am buying a new build flat in Lymm and Warburton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Lymm and Warburton

There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Been searching for a property lawyer for leasehold sale conveyancing in Lymm and Warburton. I'm selling, simple no mortgage to pay off, no hurry, currently empty. Had an estimate from a lawyer for a thousand pounds plus VAT which is a little expensive given that its so straightforward. Can I pay less for conveyancing in Lymm and Warburton?

Given that it’s a sale only, 475 + VAT should be about the lowest for sale conveyancing in Lymm and Warburton.