Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Southmead. Do I collect the keys to the premises on the completion date from my solicitor? If this is the case, I will find a local conveyancing solicitor in Southmead?

On the day of completion you will not be required to attend the conveyancers office in Southmead. Conveyancing lawyers for you will transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you will be able to pick up the keys from the property Agents and move into your new home. This tends to happen early afternoon.

Can you help - my lawyer says that lack of building regulations insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Southmead?

The appropriate level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between Lloyds TSB Bank and Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such policies.

I happen to be the single recipient of my late mum's will with all property in now in my sole name, including the house in Southmead. The Southmead property was put into my name in October. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the property in October. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Most banks would take a sensible view as this requirement is principally there to capture subsales or the flipping of properties.

What does commercial conveyancing in Southmead cover?

Non domestic conveyancing in Southmead incorporates a broad range of guidance, provided by regulated solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

I am thinking of appointing a conveyancing lawyer in Southmead for my home move. Is it possible to review a solicitor's complaints history with the legal regulator?

Members of the public may see published Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator may recorded telephone calls for training reasons.

Can you provide any top tips for leasehold conveyancing in Southmead with the intention of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Southmead can be bypassed where you instruct lawyers as soon as you market your property and request that they start to collate the leasehold documentation needed by the buyers’ representatives.
You may think that you are aware of the number of years remaining on your lease but you should verify this by asking your conveyancers. A purchaser's lawyer will not be happy to advise their client to where the remaining number of years is below 75 years. In the circumstances it is essential at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. If you have carried out any alterations to the premises would they have required Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Southmead state that internal structural alterations or laying down wooden flooring calls for a licence from the Landlord acquiescing to such alterations. If you dont have the consents in place you should not communicate with the landlord without contacting your solicitor in the first instance. A minority of Southmead leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers.

I acquired a leasehold flat in Southmead, conveyancing having been completed March 2001. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Southmead with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease finishes on 21st October 2084

You have 60 years unexpired we estimate the price of your lease extension to range between £20,000 and £23,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.

I happen to be an executor of my recently deceased mum’s Will, with a house in Southmead which is to be sold. The property is unregistered at the Land Registry and I'm advised that many EAs will insist that it is completed before they'll move forward. What's the procedure for this?

In the situation you refer to it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.