This question may be naive but I am wet behind the ears as a 1st time buyer of a two bedroom flat in Nayland. Do I pick up the keys to the property on the completion date from my solicitor? If this is the case, I will use a local conveyancing solicitor in Nayland?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you should be able to collect the keys from the property Agents and move into your new home. Usually this happens early afternoon.

I happen to be the only recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Nayland. The Nayland property was put into my name in December. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership will be treated the same way as though I had purchased the house in December. Will no one buy the property for half a year?

The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. How practical a view lenders take of it, depend on the lender as this clause is primarily there to identify subsales or the quick reselling of property.

We had selected conveyancing lawyers located in Nayland on the Nottingham solicitor panel. They have just invoiced me a separate charge for dealing with the Nottingham mortgage. Is this a supplemental conveyancing fee set by Nottingham?

As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your solicitor is entitled to charge a fee for this. This charge is not dictated by Nottingham but by your Nayland conveyancing practitioner. Plenty of firms on the Nottingham panel will levy ’dealing with mortgage’ fee and others do not.

Are there restrictive covenants that are commonly identified during conveyancing in Nayland?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Nayland. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am a sole trader intending to lease a unit on a shopping parade. Can you recommend lawyers offering fixed charges for commercial conveyancing in Nayland for below £1,200?

We can recommend firms who have specialist knowledge of commercial conveyancing in Nayland, including the disposal and purchase of businesses as well as simply premises. If you are hoping to buy or dispose of a shop, pub, restaurant, office, retail unit or a whole business we will find you the right firm. As for the costs this will depend on the structure and terms of the proposed transaction. Please provide us with your contact information or telephone so as to enable us to furnish you with a fixed commercial conveyancing quote.

I am looking for a conveyancing solicitor in Nayland for my home move. Is it possible to see a firm’s record with the profession’s regulator?

You may search for published Solicitor Regulator Association (SRA) decisions arising from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator may recorded telephone calls for training purposes.

Do you have any advice for leasehold conveyancing in Nayland with the intention of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Nayland can be avoided where you appoint lawyers the minute your agents start marketing the property and ask them to collate the leasehold information which will be required by the buyers’ representatives.
Many landlords or managing agents in Nayland charge for supplying management packs for a leasehold premises. You or your lawyers should find out the actual amount of the charges. The management pack can be applied for on or before finding a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Nayland. If you have carried out any alterations to the premises would they have required Landlord’s permission? Have you, for example installed wooden flooring? Most leases in Nayland state that internal structural changes or addition of wooden flooring require a licence from the Landlord approving such changes. If you dont have the paperwork to hand do not communicate with the landlord without contacting your conveyancer in the first instance. If there is a history of conflict with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The purchasers and their solicitors will be nervous about purchasing a property where there is a current dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as over rather than ongoing.

I own a split level flat in Nayland, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Comparable properties in Nayland with an extended lease are worth £185,000. The ground rent is £65 invoiced every year. The lease expires on 21st October 2086

With 60 years remaining on your lease the likely cost is going to be between £20,000 and £23,000 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.