I'm the single beneficiary of my late grandmother’s estate and I have everything in my name alone, including the my former home in Abbeymeads. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership could be treated the same way as though I had purchased the house in December. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook obliges 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 could be caught by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this clause chiefly exists to identify the purchase and immediately sell or the quick reselling of properties.

We previously instructed conveyancing lawyers with offices in Abbeymeads on the Clydesdale solicitor approved list. They have just billed me a further charge for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?

Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your conveyancer may charge a fee for this. The charge is not set by Clydesdale but by your Abbeymeads property lawyer. Some firms on the Clydesdale panel will quote an ‘acting for lender’ fee and others do not.

My partner and I are spending time viewing houses in Abbeymeads and I am now considering a potential offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with UBS.

You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are seeking a mortgage with UBS, ask your prospective lawyers if they are on the UBS conveyancing panel otherwise they can't do the mortgage legal work.

My relative recommended that if I am buying in Abbeymeads I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is occasionally included in the estimate for your Abbeymeads conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Abbeymeads 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 demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information concerning Abbeymeads.

The deeds to my property can not be found. The lawyers who did the conveyancing in Abbeymeads 10 years ago are no longer around. What are my options?

You no longer need to have the physical original deeds to prove you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.

Can you offer any advice when it comes to choosing a Abbeymeads conveyancing firm to deal with our lease extension?

If you are instructing a solicitor for your lease extension (regardless if they are a Abbeymeads conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with two or three firms including non Abbeymeads conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:

What are the legal fees for lease extension conveyancing?

I bought a ground floor flat in Abbeymeads, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Abbeymeads with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 per annum. The lease ends on 21st October 2105

With only 80 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.

I am hoping to acquire a repossessed property in Abbeymeads and the mortgagee in possession require completion inside 28 days. Can a conveyancer complete in this timeframe? Would it be better to select a high street Abbeymeads firm or an online organisation that professes to complete quickly?

Visit your Abbeymeads shopping parade. Pop in to 3 companies and request to talk to a conveyancing solicitor for a quote. Discuss your needs and get assurances on deadlines. Select the one that comes across as most efficient. Make sure to use a conveyancer on the list of property lawyers who can act for your lender.