I just acquired a property at auction in Staffordshire. Conveyancing is needed. What is next?

Having for all intents and purposes signed on the dotted line you should choose a conveyancing solicitor soon as you now have a fast approaching a fixed date to complete the conveyancing. Every auction property should have a corresponding auction set of papers. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold property the legal papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You should give this to the solicitor instructed by you ASAP. Do make sure that you have funds organised to complete the transaction on the set completion date.

I am the single recipient of my late mum's estate with all property in now in my sole name, including the house in Staffordshire. The Staffordshire property was put into my name in January. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship could be treated the same way as though I had purchased the house in January. Will no one buy the property for half a year?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How sensible a view lenders take of it, depend on the bank as this provision is principally there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.

Intending to buy a maisonette in Staffordshire. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Staffordshire property lawyer is on the Bank of Ireland conveyancing panel.

Due to the input of my in-laws I had a survey completed on a house in Staffordshire ahead of instructing solicitors. I have been informed that there is a flying freehold element to the property. Our surveyor has said that some banks tend not give a mortgage on this type of property.

It varies from the lender to lender. HSBC has different requirements for example to Halifax. If you e-mail us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Staffordshire. Conveyancing will be smoother if you use a solicitor in Staffordshire especially if they are familiar with such properties in Staffordshire.

How do I use your search app to locate a conveyancing practitioner in Staffordshire on the authorised to act for my lender?

First select a mortgage company such as Yorkshire Building Society, Coventry Building Society or Clydesdale then type in your location a common one being Staffordshire. Conveyancing firms in Staffordshire and beyond should be identified.

Am I best advised to go with a Staffordshire conveyancing practitioner who is local to the property I am hoping to buy? I have an old university friend who can handle the legal work however his firm is located over three hundred miles away.

The primary upside of using a local Staffordshire conveyancing practice is that you can attend the office to sign paperwork, present your ID and pester them if necessary. They will also have local knowledge which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and in the main were impressed that must surpass using an unknown Staffordshire conveyancing solicitor just because they are local.

I own a leasehold house in Staffordshire. Conveyancing and Nationwide Building Society mortgage organised. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Staffordshire who previously acted has now retired. Any advice?

The first thing you should do is contact HMLR to be sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a Staffordshire conveyancing lawyer to do this as it can be done on-line for £3. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I inherited a studio flat in Staffordshire, conveyancing formalities finalised in 1998. 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 properties in Staffordshire with an extended lease are worth £202,000. The ground rent is £60 invoiced every year. The lease runs out on 21st October 2082

With just 57 years left to run the likely cost is going to span between £28,500 and £33,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.