I'm the single beneficiary of my late father’s will and I have everything in my name alone, including the my former home in Highnam. The Highnam property was put into my name in October. I want to move. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership could be regarded the same way as though I had purchased the house in October. Is the property unsalable for six months?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. Some mortgage companies would take a sensible view as this provision principally exists to identify subsales or the quick reselling of properties.

I am selling my apartment. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being pedantic. The Highnam solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.

HSBC have agreed my mortgage in principle, my bid on a flat in Highnam has been accepted, what happens next?

Your property agent will need to know who your solicitors are (be sure the solicitors are on the bank’s panel). Telephone HSBC or your broker and finalise any outstanding documentation. HSBC will instruct a valuer who will get in contact with the selling agent or seller to arrange a slot for the valuation to occur. Once carried out (assuming no problems) it takes approximately ten days to get a mortgage offer. HSBC will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Highnam.

We are downsizing from our home in Highnam and according to the buyers it appears that there is a risk of it being built on contaminated land. A high street Highnam lawyer would know that there is no such problem. For the life of me I don't know why the buyers used an online conveyancing practice as opposed to a conveyancing solicitor in Highnam. Having lived in Highnam for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get clarification need.

It sounds as though you may have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I have recentlyfound out that Stirling Law have been shut down. They carried out my conveyancing in Highnam for a purchase of a leasehold apartment 12 months ago. How can I check that my home is registered correctly in the name of the previous owner?

The easiest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Highnam conveyancing specialists.

I'm purchasing a new build house in Highnam with a mortgage from Britannia. The developers would not reduce the price so I negotiated 6k of extras instead. The property agent told me not inform my solicitor about this deal as it could put at risk my loan with the bank. Is this normal?.

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.

Due to the input of my in-laws I had a survey completed on a property in Highnam prior to retaining lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some lenders may not give a loan on this type of house.

It depends who your proposed lender is. Santander has different instructions for example to Halifax. If you contact us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Highnam. Conveyancing may be slightly more expensive based on your lender's requirements.