I'm the only beneficiary of my late mum's will and I have everything in my name alone, including the my former home in Saltney. Conveyancing formalities meant that the Land Registry date was in December. I want to move. 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 property in December. Is the property unsalable for six months?

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 may be caught by that. Some mortgage companies would take a practical view as this provision principally exists to pick up on subsales or the wholesaling and assigning of property.

How can we know in advance if a Saltney conveyancing solicitor on the Virgin Money panel is any good?

When it comes to conveyancing in Saltney getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer conducting your transaction.

Completion of my purchase has taken place for my property in Saltney. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I require expedited conveyancing in Saltney as I am under pressure to complete in less than 3 weeks. A mortgage is not required. Can I escape the need for conveyancing searches to save fees and time?

As you are are a mortgage free buyer you are at free not to do searches although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Saltney the following are examples of what can appear and adversely affect the marketability of the property: Enforcement Notices, Outstanding Fees, Overdue Grants, Railway Schemes,...

I used Stirling Law a few years ago for my conveyancing in Saltney. Now, I need my documents however the law firm has closed. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Saltney of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I opted to have a survey carried out on a house in Saltney before retaining conveyancers. I have been informed that there is a flying freehold overhang to the house. My surveyor advised that some banks may refuse to grant a mortgage on a flying freehold house.

It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. If you contact us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Saltney. Conveyancing may be slightly more expensive based on your lender's requirements.

At what stage do I pay stamp duty chargeable for my Saltney house purchase?

Most solicitors will fill out a stamp duty return for you during your Saltney conveyancing transaction for signature. After completion your lawyer will submit the Land Transaction application to the Tax Authorities and - assuming they have the funds - pay any land tax liability for you.