We are buying our first property. Our property lawyer has messagedto see if we want to take out extra conveyancing searches. Frankly we have no idea as to what's relevant for conveyancing in Royston

The range of Royston conveyancing searches should be triggered based entirely on the premises, the location, the possibility of any of these risks, your knowledge of the region and risks, your general appetite to risk. What is important is that you adequately appreciate what information the searches could provide. You may then decide if you consider that you need that information. Should you be unclear, ask the conveyancer to guide you.

We note that you have a search directory listing law firms on the UBS conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Royston?

We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Royston.

My father advised me that in purchasing a property in Royston there could be a number of restrictions affecting the ability to carry out external alterations to the property. Is this right?

We are aware of a number of properties in Royston which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Royston should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am the sole recipient of my late mum's estate with all property in now in my sole name, including the my former home in Royston. Conveyancing formalities meant that the Land Registry date was in January. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the house in January. Will no one buy the property for half a year?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How practical a view banks take of it, depend on the lender as this clause principally exists to capture the purchase and immediately sell or the flipping of properties.

We expect to receive a AIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Royston solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?

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

It has been four months following my purchase conveyancing in Royston concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Over the last few months I have been searching for a ground for flat up to £195,000 and identified one close by in Royston I like with a park and railway links in the vicinity, however it only has 49 years unexpired on the lease. I can't really find anything else in Royston suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a mortgage the shortness of the lease will be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.