I happen to be the single beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Northam. Conveyancing formalities meant that the Land Registry date was in January. I want to move. I do know about the CML 6 month 'rule', which means that my property ownership will be treated the same way as if I'd bought the property in January. Will no one buy the property for half a year?

The CML handbook obliges 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 impacted by that. How practical a view mortgage companies take of it, depend on the bank as this provision is principally there to capture the purchase and immediately sell or the wholesaling and assigning of property.

I have today made my last payment due on my mortgage with RBS. I assume I don't need a Northam lawyer on the RBS panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where RBS has sent the Land Registry the discharge electronically, and
3. RBS has instructed the Land Registry to do so

It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Northam bank branch on various occasions and was reassured it wasn't an issue and they would lend. My Northam conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. Who do I believe?

The lawyer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I need some quick conveyancing in Northam as I am under a deadline to complete inside one month. A home loan is not required. Can I avoid the conveyancing searches to save money and time?

If.Given you are not taking a home loan you have the choice not to do searches although no conveyancer would recommend that you don't. With plenty of history conveyancing in Northam the following are instances of issues that can crop up and therefore impact future saleability: Enforcement Notices, Outstanding Fees, Outstanding Grants, Road Schemes,...

I am buying a new build apartment in Northam. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Northam

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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

How difficult is it to swap conveyancer as I need to find one who is on the Virgin Money conveyancing list. I instructed a family conveyancing solicitor in Northam five minutes from me but she is not approved by Virgin Money

It would be our pleasure to assist you find a conveyancing solicitor in Northam on the Virgin Money panel. Please note that the property lawyers that we list do not pay us commission if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Northam. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Northam.

I own a leasehold flat in Northam. Conveyancing and Halifax mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1995. The conveyancing solicitor in Northam who acted for me is not around. Any advice?

First contact HMLR to be sure that this person is indeed the new freeholder. You do not need to instruct a Northam conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Northam - Sample of Questions you should ask before Purchasing

This question is helpful as a) areas can result in problems in the block as the communal areas may start to deteriorate if maintenance are not paid for b) if the leasehold owners have a dispute with the managing agents you will need to have all the details Generally speaking the outlay for major works tend not to be included within maintenance charges, albeit that a few managing agents in Northam require leasehold owners to pay into a reserve fund created for the specific purpose of establishing a fund for larger works.