I am the single beneficiary of my late mum's estate with all property in now in my sole name, including the house in Frome. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the property. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership could be considered the same way as if I'd bought the house in December. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. Most lenders would take a pragmatic view as this requirement chiefly exists to identify the purchase and immediately sell or the wholesaling and assigning of properties.

When it comes to lenders such as Virgin Money, do Frome property lawyers face a fee to be on the conveyancing panel?

We are unaware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

I currently have a mortgage with Aldermore for my property in Frome. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Aldermore?

Aldermore must be informed of your intention before letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel firm.

Just had an offer accepted on a new build flat in Frome. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Frome

Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared.

Due to the advice of my in-laws I had a survey completed on a house in Frome ahead of instructing solicitors. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some banks tend not give a mortgage on a flying freehold premises.

It depends who your proposed lender is. Lloyds has different instructions from Halifax. Should you wish to call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Frome. Conveyancing will be smoother if you use a solicitor in Frome especially if they regularly deal with such properties in Frome.

How simple is it to change solicitor as I have to appoint one who is on the Coventry Building Society conveyancing panel. I hired a high street conveyancing solicitor in Frome five minutes from me but she is not accepted by Coventry Building Society

It would be our pleasure to help you find a conveyancing solicitor in Frome on the Coventry Building Society panel. Please note that the law firms that we list do not pay us a referral fee if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Frome. Using search facility on this website, you can contrast charges for conveyancing solicitors in Frome and throughout England and Wales.

Living abroad I am unable to attend my Frome conveyancing practitioners office to sign documents for conveyancing in Frome – will this be problematic?

No. Frome conveyancing lawyers can conduct home moves for clients who are based anywhere. It is not necessary for you to be able to attend a Frome conveyancers office. They can handle everything via phone, post and email - whatever works for you.