I have been recommended a conveyancing solicitor in St Werburghs. I I am struggling to find out whether they are on the approved list of lawyers. Could you help?

You should e-mail your conveyancer and ask them if they are on the lender panel. Otherwise you should get in touch with who may be able to help.

I'm the single beneficiary of my late grandmother’s will and I have everything in my name now, including the my former home in St Werburghs. The St Werburghs property was put into my name in . I want to move. I understand that there is a CML 6 month 'rule', meaning my property ownership could be considered the same way as if I'd bought the property in . Will no one buy the property for half a year?

The CML 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 might be caught by that. Some mortgage companies would take a pragmatic view as this clause chiefly exists to capture subsales or the flipping of property.

I have today made my last payment due on my mortgage with . I assume I don't need a St Werburghs on the panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your 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 mortgage from the register. , 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 has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

About to purchase house in St Werburghs. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the St Werburghs is on the conveyancing panel.

I decided to have a survey carried out on a property in St Werburghs in advance of instructing solicitors. I have been advised that there is a flying freehold element to the house. My surveyor advised that some mortgage companies will refuse to grant a loan on this type of home.

It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. If you contact us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in St Werburghs. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in St Werburghs to see if the conveyancing costs will increase in light of this.

Taking into account that I will soon part with £400,000 on a house in St Werburghs I wish to talk to a solicitor regarding thetransaction ahead of appointing the firm. Can this be arranged?

Absolutely - we would be pleased to talk to you we do not take any clients on without you speaking to the lawyer who will be carrying out your conveyancing in St Werburghs.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter reference. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in St Werburghs should be the amount on the final invoice that you are charged.

Harry (my fiance) and I may need to let out our St Werburghs ground floor flat for a while due to a career opportunity. We used a St Werburghs conveyancing practice in 2001 but they have since shut and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?

A lease governs relations between the landlord and you the flat owner; specifically, it will say if subletting is not allowed, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in St Werburghs do not contain an absolute prevention of subletting – such a provision would adversely affect the market value the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.

Leasehold Conveyancing in St Werburghs - A selection of Questions you should ask before Purchasing

Best to be warned if window replacement or some other significant cost is due shortly to be shared by the leasehold owners and could well materially increase the the service charges or result in a specific payment. Are any of leasehold owners in dispute over their service charge liability? What is the service charge and ground rent on the apartment?