I'm the sole recipient of my late grandmother’s estate and I have everything in my name alone, including the my former home in Penkridge. The Penkridge property was put into my name in September. I now wish to sell up. I understand that there is a CML 6 month 'rule', meaning my proprietorship will be regarded the same way as if I'd bought the house in September. Is the property unsalable for six months?

The CML handbook instructs solicitors 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. Most banks would take a pragmatic view as this provision chiefly exists to capture the purchase and immediately sell or the flipping of property.

Is there a list of Co-operative panel conveyancers in Penkridge on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. A small selection of lenders make their panel listings open the public online. Where you are seeking to appoint a Penkridge lawyer on the Co-operative please make the most of our facility.

After months of negotiation I have agreed a price on a house in Penkridge. My mortgage broker recommended their conveyancers. I paid an on account payment of £175. Not long after, the property lawyer called me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

We are purchasing a house and the lawyer has raised the issue of Chancel Repair to which the house may be liable given it’s proximity to the area of such a church. He has suggested insurance. Is this really required for conveyancing in Penkridge

Unless a previous purchase of the premises took place after 12 October 2013 you can take it that conveyancing practitioners conducting conveyancing in Penkridge to continue to advocate a chancel search and or insurance against a claim.

Given that I am about to spend 450k on a garden flat in Penkridge I wish to talk to a conveyancer concerning thehouse move ahead of appointing the firm. Can this be arranged?

We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer who will be doing your property ownership legalities in Penkridge.There is no ‘factory style conveyancing’ - each client is an important person, not a file reference. The solicitors that we put you in touch with believe that the fees you are provided with for residential conveyancing in Penkridge should be the amount on the final invoice that you end up paying.

I own a leasehold house in Penkridge. Conveyancing and Godiva Mortgages Ltd mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Penkridge who previously acted has now retired. Any advice?

First make enquiries of HMLR to make sure that this person is indeed the new freeholder. There is no need to instruct a Penkridge conveyancing practitioner to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Penkridge Leasehold Conveyancing - Examples of Queries before Purchasing

Most Penkridge leasehold flats will have a service bill for maintenance of the building levied on behalf of the landlord. If you acquire the property you will have to pay this liability, normally periodically during the year. This could be anything from two or three hundred pounds to thousands of pounds for bigger purpose-built blocks. In all likelihood there will be a rentcharge for you to pay yearly, this is usually not a exorbitant amount, say about £50-£100 but you should to check it because occasionally it could be surprisingly expensive. The answer will be helpful as a) areas can result in problems in the block as the communal areas may start to deteriorate if maintenance are not paid for b) if the leaseholders have an issue with the running of the building you will need to have full disclosure Make sure you find out if the the lease includes any unreasonable restrictions in the lease. By way of example some leases prohibit pets being allowed in in a block in Penkridge. If you like the flatin Penkridge but your dog can’t make the move with you then you have a very hard decision.

What do I do if I am dissatisfied with the solicitor who undertook our conveyancing in Penkridge?

We live in an imperfect world, and is is a fact of life that occasionally things do go wrong. That being said there is recourse where you were unhappy with your conveyancing in Penkridge. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their governing body. If you remain unhappy you may consider getting in touch with the Legal Ombudsman.