I am the sole recipient of my late grandmother’s estate and I have everything in my name alone, including the house in Weston super Mare. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I do know about the CML six month 'rule', meaning my property ownership may be considered the same way as though I had purchased the property in December. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook obliges solicitors 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. Most mortgage companies would take a sensible view as this requirement chiefly exists to identify subsales or the flipping of properties.

When it comes to mortgage companies such as Skipton, do Weston super Mare solicitors face a yearly amount to be on the conveyancing panel?

We are unaware of any bank fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

We previously chose conveyancers with offices in Weston super Mare on the Nationwide solicitor panel. They are now charging me a supplemental charge for handling the Nationwide mortgage. Is this an additional conveyancing fee specified by Nationwide?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. The fee is not dictated by Nationwide but by your Weston super Mare solicitor. Plenty of firms on the Nationwide panel will levy an ‘acting for lender’ fee but many practices include it on their overall fee.

A relative suggested that if I am purchasing in Weston super Mare I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is usually included in the estimate for your Weston super Mare conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Weston super Mare around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Weston super Mare Education with maps and statistics, Local Amenities and other useful information concerning Weston super Mare.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Weston super Mare is where the house is located. Is there any advice you can give?

Flying freeholds in Weston super Mare are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Weston super Mare you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Weston super Mare may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I am using a search engine for the words cheap conveyancing in Weston super Mare it shows results of many conveyancersin the area. How do I determine which is the suitable property lawyer for the sale of my house?

The preferential way of finding the right conveyancer is through a personal recommendation, so enquire of colleagues and relatives who have purchased a property in Weston super Mare or a reputable estate agent or financial adviser. Fees for conveyancing in Weston super Mare vary, so it's a good idea to obtain a minimum of four quotes from varying types of conveyancers. Dont forget to clarify that the fees are fixed.

I am on look out for some leasehold conveyancing in Weston super Mare. Before diving in I require certainty as to the remaining lease term.

Assuming the lease is registered - and most are in Weston super Mare - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Weston super Mare - Examples of Questions you should ask before buying

The answer will be important as a) areas could cause problems in the block as the common areas may begin to deteriorate if services are not paid for b) if the leaseholders have a dispute with the managing agents you will wish to know about it You should be aware that where the lease has fewer than 80 years it will have adverse implications on the marketability of the apartment. Check with your mortgage company that they are content with remaining years on the lease. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and it is worth discovering how much this will be. Remember, in most cases you will be be obliged to have been the owner of the premises for 24 months before you are legally able to exercise a lease extension. What is the the remaining lease term?