I happen to be the only beneficiary of my late mum's estate with all property in now in my sole name, including the house in Buckfastleigh. The Buckfastleigh property was put into my name in December. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership may be treated the same way as if I'd bought the house in December. Will no one buy the property for half a year?

The CML handbook instructs 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 affected by that. How sensible a view banks take of it, depend on the mortgage company as this obligation is principally there to pick up on subsales or the quick reselling of properties.

is it true that all Buckfastleigh solicitors on the TSB conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the TSB approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some banks do list licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.

I am due to exchange contracts on my flat. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Barclays are being a right pain. The Buckfastleigh solicitor who is on the Barclays conveyancing panel is saying indemnity insurance will be fine but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?

It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

My relative advised me that where I am buying in Buckfastleigh I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually included in the estimate for your Buckfastleigh conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Buckfastleigh around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Buckfastleigh Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Buckfastleigh Education with plans and statistics, Local Amenities and other useful information regarding Buckfastleigh.

I am purchasing my first flat in Buckfastleigh with the aid of help to buy. The builders would not move on the price so I negotiated £7000 of extras instead. The house builders rep told me not disclose to my conveyancer about the side-deal as it will affect my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

How do I search for a Buckfastleigh solicitor on the Platform Home Loans Ltd conveyancing panel? I have wheels and am prepared to travel upto 25kilometers to meet the solicitor.

Feel free to make use of the facility on this page. Please select a lender and your location and you will see a number of Buckfastleigh conveyancing lawyers based on proximity. We have listed some Buckfastleigh conveyancing firms at the bottom of this page and you can call them to see if they are on the Platform Home Loans Ltd panel

I am employed by a long established estate agency in Buckfastleigh where we have experienced a few leasehold sales derailed due to short leases. I have been given contradictory information from local Buckfastleigh conveyancing firms. Could you confirm whether the vendor of a flat can commence the lease extension process for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Buckfastleigh - Sample of Queries Prior to buying

For many Buckfastleigh leaseholds the outlay for major works tend not to be incorporated into the maintenance charges, albeit that there some managing agents in Buckfastleigh ask leasehold owners to pay into a sinking fund and this is used to offset against major repairs or maintenance. The prefered form of lease arrangement is where the freehold title is owned by the leaseholders. In this arrangement the lessees have control and notwithstanding that a managing agent is often retained where it is bigger than a house conversion, the managing agent employed by the leaseholders. Is there a share of the freehold?