I happen to be the only recipient of my late grandmother’s will with all property in now in my sole name, including the house in Bedfont. Conveyancing formalities meant that the Land Registry date was in January. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my property ownership could be treated the same way as though I had purchased the house in January. Is the property unsalable for six months?

The CML handbook mandates 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 might be affected by that. How practical a view mortgage companies take of it, depend on the bank as this clause is chiefly there to pick up on subsales or the flipping of properties.

I am currently in the process of buying my council flat in Bedfont. I have a mortgage agreed with Skipton. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.

Intending to buy a maisonette in Bedfont. 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 UBS 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 Bedfont property lawyer is on the UBS conveyancing panel.

Various internet forums that I have frequented warn that are the primary reason for hinderance in Bedfont house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Searches are not likely to be the root cause of delay in conveyancing in Bedfont.

We are four weeks into a leasehold purchase having been directed to solicitors by the estate agent to execute conveyancing in Bedfont. We are not happy. Could you you assist me in finding new conveyancers?

They would have to be really bad to suggest diss instructing them. Has the loan offer been issued? In the event that it has you need to advise them of the new contact details and ensure the loan are issued to the new lawyers. The solicitor ideally needs to be on the banks approved list to avoid added fees and complications. So that should be your starting point. The search tool should help you find a lender approved solicitor for your home move in Bedfont

Can you provide any top tips for leasehold conveyancing in Bedfont with the aim of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Bedfont can be bypassed where you instruct lawyers the minute you market your property and request that they start to put together the leasehold information needed by the purchasers’ solicitors.
You believe that you know the number of years remaining on your lease but it would be advisable double-check via your conveyancers. A purchaser's lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is less than 80 years. In the circumstances it is essential at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you hold a share in a the freehold, you should make sure that you have the original share certificate. Arranging a new share certificate can be a lengthy process and frustrates many a Bedfont conveyancing deal. Where a duplicate share is needed, do contact the company director and secretary or managing agents (if applicable) for this sooner rather than later. A minority of Bedfont leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors.

After years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Bedfont. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Where there is a missing landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to arrive at the premium.

An example of a Lease Extension case for a Bedfont premises is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case was in relation to 1 flat. The unexpired lease term was 82.93 years.

I need to review costs for conveyancing in Bedfont from various property lawyer and decide on one. Am I right to instruct them to sit tight until I I have an offer accepted on a flat.

We suggest that you only ask your conveyancing practitioner to commence work and order searches after the offer has been agreed to on the property particularly as Bedfont conveyancing searches are a couple of hundred pounds.