I happen to be the sole beneficiary of my late mum's estate with all property in now in my sole name, including the my former home in Nuthall. Conveyancing formalities meant that the Land Registry date was in April. I want to move. I understand that there is a CML 6 month 'rule', meaning my property ownership may be regarded the same way as if I'd bought the house in April. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook mandates 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 affected by that. Most lenders would take a sensible view as this obligation is chiefly there to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.

We expect to receive a AIP from UBS 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 UBS recommend any Nuthall solicitors on the UBS conveyancing panel, or is it better to go independently?

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

I have paid off my mortgage with Leeds Building Society. I assume I don't need a Nuthall conveyancer on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Leeds Building Society has sent the Land Registry the discharge electronically, and
3. Leeds Building Society has instructed the Land Registry to do so

How does conveyancing in Nuthall differ for newly converted properties?

Most buyers of new build property in Nuthall come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is built. This is because builders in Nuthall usually buy 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 conveyancing solicitors 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 used to new build conveyancing in Nuthall or who has acted in the same development.

What does commercial conveyancing in Nuthall cover?

Commercial conveyancing in Nuthall covers a wide array of guidance, supplied by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

Last November I purchased a leasehold property in Nuthall. Am I liable to pay service charges relating to a period prior to completion of my purchase?

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. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure 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).

Nuthall Leasehold Conveyancing - Examples of Queries before buying

Plenty Nuthall leasehold flats will be liable to pay a service charge for the upkeep of the block set by the management company. Where you buy the property you will have to meet this amount, normally periodically during the year. This can vary from a few hundred pounds to thousands of pounds for bigger purpose-built blocks. In all probability there will be a rentcharge to be met yearly, normally this is not a large sum, say about £25-£75 but you should to check it because on occasion it could be many hundreds of pounds. For many Nuthall leaseholds the outlay for major works are not included within maintenance charges, albeit that there some managing agents in Nuthall require tenants to pay into a reserve fund created for the specific intention of establishing a fund for larger works. Does the lease have onerous restrictions?

Me and myhusband and I are in the market for an affordable conveyancing lawyer in Nuthall to buy a apartment. I really don't want to get ripped off and there are many Nuthall conveyancing practices to pick from...how do I know which one is best to select?

To fee estimates for your move from the conveyancing firms that offers services in Nuthall please use our quote tool.