I happen to be the sole recipient of my late mum's estate with all property in now in my sole name, including the house in Ruxley. The Ruxley property was put into my name in January. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship may be considered the same way as though I had purchased the house in January. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook obliges 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. How practical a view lenders take of it, depend on the mortgage company as this requirement is principally there to identify the purchase and immediately sell or the quick reselling of properties.

Is there a list of Principality panel conveyancers in Ruxley on the UK Finance Lenders’ Handbook Website?

No. There is no such facility on the CML or Building Society Association websites. Very few lenders make their panel listings available on the web. Where you are seeking to appoint a Ruxley solicitor on the Principality please use our tool.

I'm spending time looking at apartments in Ruxley and I am now considering a potential offer. Is it best to have my lawyer on ‘stand by’? I will be getting a home loan with Skipton.

It would be prudent to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are getting a mortgage with Skipton, make sure you remember to check that your lawyer is on the Skipton conveyancing panel.

Various web forums that I have frequented warn that are a common reason for delay in Ruxley conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of slowing down conveyancing in Ruxley.

I'm buying a new build house in Ruxley with a mortgage from Halifax. The builders refused to budge the price so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not to tell my lawyer about this extras as it will impact my loan 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.

I was pointed in your direction by numerous property agents in Ruxley to choose a conveyancer on your site. Is there a financial advantage for Estate Agents to recommend your lawyers ahead of another?

We don’t make any financial incentive for sending work to this site. We thought it would be too underhand a fee because a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

In my capacity as executor for the estate of my grandfather I am selling a residence in Cardiff but live in Ruxley. My solicitor (based 250 kilometers awayrequires that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing practitioner in Ruxley to attest and place their company stamp on the document?

strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are Ruxley based