I'm the only recipient of my late mum's will and I have everything in my name alone, including the my former home in St George. Conveyancing formalities meant that the Land Registry date was in January. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship may be treated the same way as though I had purchased the house in January. Do I have to wait 6 months to sell?

The CML handbook requires 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 lenders would take a practical view as this clause primarily exists to capture the purchase and immediately sell or the quick reselling of properties.

We are getting a further advance on our home loan from HSBC as we intend to conduct alterations to our home in St George. Are we obliged to appoint a high street St George solicitor on the HSBC conveyancing panel to handle the paperwork?

HSBC would not normally require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC list.

Completion of my remortgage has taken place for my property in St George. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

What does a local search tell me regarding the house I am buying in St George?

St George conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company for instance Searchflow The local search plays an important part in most St George conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search should supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.

I am downsizing from my house. My former solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in St George if that affects matters.

Do use our search tool to help you find a solicitor for your conveyancing in St George. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

My husband and I are 3 weeks into a residential purchase having been recommend to a firm by the estate agent to carry out the conveyancing in St George. We are not happy. Could you you assist me in finding new lawyers?

They would have to be really bad in order to consider diss instructing them. Has the mortgage offer been generated? In the event that it has you must make them aware of the new contact details and have the mortgage documents are issued to the new lawyers. Your solicitor ideally should be on the mortgage company approved list to avoid supplemental costs and frustration. That should be your starting point. Our find a solicitor tool should assist you in finding a lender approved lawyer for your home move in St George

Having checked my lease I have discovered that there are only 62 years remaining on my lease in St George. I need to extend my lease but my freeholder is can not be found. What are my options?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to locate the lessor. On the whole an enquiry agent may be helpful to conduct investigations and to produce a report to be used as proof that the landlord can not be located. It is advisable to get professional help from a property lawyer both on proving the landlord’s disappearance and the vesting order request to the County Court covering St George.

I own a 2 bed flat in St George, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in St George with an extended lease are worth £206,000. The ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2091

With just 65 years remaining on your lease we estimate the price of your lease extension to span between £13,300 and £15,400 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.