I'm the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Penarth. The Penarth property was put into my name in December. I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship could be considered the same way as if I'd bought the property in December. Do I have to wait half a year to sell?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. Some lenders would take a sensible view as this provision is chiefly there to identify subsales or the wholesaling and assigning of property.

Last month we had a mortgage agreed in principle with Kent Reliance. Penarth conveyancing lawyers have been chosen. How long does it take for Kent Reliance to send the offer to the conveyancer?

There is no definitive answer here. Have Kent Reliance completed the valuation? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am selling my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being difficult. The Penarth solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?

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

Me and my brother have a renovated Georgian house in Penarth. Conveyancing solicitor acted for me and HSBC Bank. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?

You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Penarth and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing lawyer who conducted the conveyancing.

I'm buying my first flat in Penarth benefiting from help to buy. The developers would not reduce the amount so I negotiated £7000 of additionals instead. The sale representative suggested that I not reveal to my solicitor about this side-deal as it could impact my loan with Nationwide Building Society. Is this normal?.

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.

Is it possible to transfer to a new firm as I have to appoint one who is on the Santander conveyancing list. I was using a local conveyancing solicitor in Penarth round the corner but she is not accepted by Santander

It would be our pleasure to help you find a conveyancing solicitor in Penarth on the Santander panel. Please note that the law firms that we work with do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Penarth. In making use of search facility on this site, you can compare fees for conveyancing solicitors in Penarth and throughout England and Wales.

We are in the midst of selling our flat in Penarth. Conveyancing is fine but we have been asked to pay an extortionate amount from the landlord. So far we have paid £225 for a leasehold management information and then another £134.40 for responses to questions raised by the purchaser's conveyancer.

Neither you or your conveyancer will have any say over the extent of the bill for this information however the average fee for the information for Penarth leasehold premises is £360. When it comes to Penarth conveyancing sales it is customary for the owner to pay for these costs. The freeholder or their agents are under no statutory obligation to answer these questions although many will agree to do so - albeit often at exorbitant prices out of proportion to the work involved. Unfortunately there is no statute that requires capped fees for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.