We see that you have a post code search directory identifying solicitors on the Bank of Ireland conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Par?

We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Par.

I'm the single beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Par. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the house. I do know about the CML 6 month 'rule', which means that my property ownership will be treated the same way as though I had purchased the house in December. 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 affected by that. How sensible a view lenders take of it, depend on the bank as this requirement primarily exists to pick up on the purchase and immediately sell or the wholesaling and assigning of property.

Last month we had a mortgage agreed in principle with Nationwide. Par conveyancing solicitors are selected. How long does it take for Nationwide to forward the offer to the conveyancing practitioner?

Some lenders take longer than others. Have Nationwide completed the survey? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

After weeks of negotiation I have agreed a price on a house in Par. My mortgage broker suggested a solicitor. I paid an on account payment of £225. Shortly after, the conveyancer contacted me to say that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, chain free conveyancing. Par is the location of the property. Is there any advice you can give?

Flying freeholds in Par are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Par you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Par may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I have just appointed agents to market my garden flat in Par. Conveyancing solicitors are to be appointed soon, but I have recently received a half-yearly maintenance charge invoice – what should I do?

The sensible thing to do is discharge the invoice as normal given that all rents and maintenance payments will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I am the registered owner of a 2 bed flat in Par, conveyancing formalities finalised 10 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Par with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease runs out on 21st October 2094

With 69 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.

What is the reason for new build conveyancing in Par being more expensive?

Acquiring a new build premises is significantly distinct from the standard house purchase conveyancing in Par. Firstly housebuilders normally need contracts to exchange within a tight deadline, the result being a a great deal of pressure on your conveyancing practitioner to make sure all is in order. In addition new build conveyancing often necessitate examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Bank obligations are also more demanding. Given the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.