I'm the single recipient of my late mum's estate and I have everything in my name alone, including the house in Moorends. The Moorends property was put into my name in December. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship will be considered the same way as though I had purchased the house in December. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook mandates 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 practical a view mortgage companies take of it, depend on the lender as this obligation is principally there to capture the purchase and immediately sell or the flipping of properties.

Last month we had a mortgage agreed in principle with Clydesdale. Moorends conveyancing solicitors are selected. What is the average time that one could expect to receive a mortgage offer from Clydesdale?

Some lenders take longer than others. Have Clydesdale conducted the survey? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

We expect to receive a AIP from Virgin Money this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Moorends solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Moorends solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

Should our solicitor be raising questions concerning flooding during the conveyancing in Moorends.

Flooding is a growing risk for lawyers dealing with homes in Moorends. Plenty of people will buy a house in Moorends, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Conveyancers are not best placed to offer advice on flood risk, however there are a numerous searches that can be initiated by the purchaser or by their solicitors which will figure out the risks in Moorends. The conventional set of information given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to discover if the property has ever been flooded. If flooding has previously occurred and is not notified by the seller, then a buyer could bring a compensation claim as a result of such an incorrect reply. The buyer’s solicitors should also conduct an environmental report. This will reveal whether there is any known flood risk. If so, further investigations should be carried out.

I'm buying my first flat in Moorends with the aid of help to buy. The sellers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not inform my lawyer about the extras as it will impact my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Am I right to be concerned that estate agents that I am dealing with are suggesting an internet conveyancing firm as opposed to a High Street Moorends conveyancing practice?

As is the case with many professional services, often referrals from relatives can be very helpful. Nevertheless there are numerous players in a conveyancing transaction; estate agents, mortgage brokers and lenders might all put forward conveyancers to retain. Sometimes these conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there may be a commercial relationship behind the recommendation. You are free to choose your own conveyancer. You need to be aware that most mortgage providers operate an approved list of conveyancers you must use for the mortgage aspect of your conveyancing.

My husband and I are 3 weeks into a leasehold purchase having been directed to solicitors by the estate agent to do our conveyancing in Moorends. I am not happy. Could you help me find new lawyers?

They would need to be really poor in order to consider replacing them. Has the mortgage been generated? In the event that it has you need to inform them of the new contact details and have the offer are re-sent. Your solicitor ideally should be on the mortgage company panel to avoid added expenses and delays. That should be your starting point. The search tool will help you find a bank approved conveyancer for your home move in Moorends