We are selling our flat in Ouston. Does the property lawyer have to be on the Co-operative conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Co-operative conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.

I'm the sole beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Ouston. Conveyancing formalities meant that the Land Registry date was in November. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership will be considered the same way as though I had purchased the house in November. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ 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 caught by that. How practical a view mortgage companies take of it, depend on the bank as this obligation primarily exists to capture the purchase and immediately sell or the quick reselling of properties.

We had instructed conveyancers locally in Ouston on the UBS solicitor approved list. They are now charging me a supplemental fee for the legal aspects of the UBS mortgage. Is this an additional conveyancing fee specified by UBS?

Provided it is contained in their Terms and Conditions or estimate then yes your lawyer is entitled to levy a fee for this. The charge is not set by UBS but by your Ouston lawyer. Some firms on the UBS panel will levy an ‘acting for lender’ fee but some firms incorporate it on their overall fee.

The mortgage over my property is with Yorkshire BS for my property in Ouston. Conveyancing has been completed months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Yorkshire BS?

Yorkshire BS must be informed of your intention before renting your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS 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 Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel firm.

I am purchasing my first flat in Ouston with a mortgage from The Royal Bank of Scotland. The builders refused to move on the price so I negotiated 6k of additionals instead. The property agent suggested that I not disclose to my lawyer about this extras as it could jeopardize my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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're first time buyers - agreed a price, but the selling agent advised that the owners will only move forward if we use the agent's recommended conveyancers as they need a ‘quick sale’. We would rather use a family solicitor with experience of conveyancing in Ouston

We suspect that the seller is not behind this request. Should the vendor desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is likely to cause more damage than good. Contact the owners directly and explain that (a)you are serious buyers (b)you are ready to progress, with finances in place © you are unencumbered (d) you intend to proceed fast (e)however you will continue to use your preferred Ouston conveyancing solicitors - not the ones that will provide their negotiator at the agency a introducer fee or achieve conveyancing figures set by senior management.

Me and myhusband and I are in the market for an affordable conveyancing lawyer in Ouston to help me sell my place. I really don't want to get ripped off and there's lots of Ouston conveyancing practices out there...how do I know which one is best to appoint?

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