I am the only recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Immingham. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my proprietorship may be regarded the same way as if I'd bought the property in December. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How practical a view lenders take of it, depend on the mortgage company as this clause primarily exists to identify subsales or the wholesaling and assigning of property.

We were going to get a OIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Immingham solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?

You will need to appoint Immingham solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.

I'm at the point of looking at houses in Immingham and I am now considering a potential offer. Should I already have a lawyer appointed at this stage? I intend to finance via a mortgage with TSB.

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 pass their details on to the selling agent. As you are getting a mortgage with TSB, ask your prospective lawyers if they are on the TSB conveyancing panel otherwise they can't do the mortgage legal work.

Have purchased a a semi-detached house in Immingham , What is the estimated time for the Land Registry to register the transfer to my name? My Immingham conveyancing solicitor works at snail pace, so I want to be sure the post completion formalities are addressed.

As far as conveyancing in Immingham registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can differ according to the party submitting the application, whether there are errors and if the Land registry must send notices to any interested persons or bodies. Currently roughly three quarters of submission are completed in less than three weeks but some can be subject to longer delays. Historically registration is effected after the buyer is living at the property thus an expedited registration is not always primary concern but if it is urgent that the the registration takes place urgently then you or your lawyers can contact the land registry and explain the circumstances.

I am purchasing my first flat in Immingham with a loan from Aldermore. The sellers would not budge the amount so I negotiated 6k of extras instead. The sale representative told me not disclose to my solicitor about the extras as it will adversely affect my mortgage 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.

We are one month into a leasehold purchase having been directed to conveyancers by the high street agent to execute conveyancing in Immingham. We are not happy. Could you you assist me in finding new conveyancers?

They would need to be very bad in order to consider diss instructing them. Has the loan offer been issued? If so you need to inform them of the replacement lawyer and get the loan are issued to the new lawyers. The solicitor ideally should be on the banks panel to avoid escalating fees and delays. So that should be your first question of the new solicitors. The search tool should help you find a bank approved lawyer for your home move in Immingham

Expecting to exchange soon on a basement flat in Immingham. Conveyancing solicitors assured me that they are sending me a report within the next couple of days. What should I be looking out for?

Your report on title for your leasehold conveyancing in Immingham should include some of the following:

specifics of the parties to the lease, for instance these could be the leaseholder, superior lessor, landlord You should know whether the lease permits you to alter or upgrade aspects of the flat- you must know whether any restrictions applies to all alterations or just structural alteration, and whether consent is mandated necessary Will you be prohibited or prevented from having pets in the property? You should have a good understanding of the insurance obligations You must be told what counts as a Nuisance as far as the lease is concerned

Immingham Leasehold Conveyancing - Sample of Questions you should ask before buying

The prefered form of lease arrangement is where the freehold reversion is owned by the leaseholders. In this scenario the tenants have being in charge if their destiny and notwithstanding that a managing agent is frequently retained if the building is bigger than a house conversion, the managing agent employed by the leaseholders. The answer will be important as a) areas may cause problems in the building as the communal areas may start to deteriorate where services remain unpaid b) if the leasehold owners have a dispute with the managing agents you will want to have all the details In the main the outlay for major works are not included within maintenance charges, albeit that there some managing agents in Immingham ask leasehold owners to contribute towards a sinking fund created for the specific purpose of establishing a fund for major works.