I am the only recipient of my late father’s will and I have everything in my name now, including the house in Taffs Well. Conveyancing formalities meant that the Land Registry date was in September. I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship may be regarded the same way as if I'd bought the house in September. Is the property unsalable for six months?

The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How practical a view lenders take of it, depend on the mortgage company as this requirement is primarily there to identify the purchase and immediately sell or the quick reselling of property.

Is it the case that all Taffs Well conveyancing solicitors on the Santander conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Santander conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel in which case such firms would be governed by the CLC.

Can I be sure that the Taffs Well conveyancing solicitor on the Nottingham panel is any good?

When it comes to conveyancing in Taffs Well getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor handling your conveyancing.

Various internet forums that I have frequented warn that are the main cause of delay in Taffs Well conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature within the common causes of delays in the conveyancing process. Local searches are not likely to feature in any delay in conveyancing in Taffs Well.

Due to the guidance of my in-laws I had a survey completed on a house in Taffs Well before retaining solicitors. I have been informed that there is a flying freehold element to the property. My surveyor has said that some banks will refuse to grant a mortgage on a flying freehold premises.

It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. Should you wish to call us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Taffs Well. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Taffs Well to see if the conveyancing will be more expensive.

I need to instruct a conveyancing solicitor for residential conveyancing in Taffs Well. I have discover a web site which appears to be the perfect answer If it is possible to get all this stuff completed via phone that would be preferable. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I own a leasehold house in Taffs Well. Conveyancing and Accord Mortgages Ltd mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Taffs Well who acted for me is not around. Do I pay?

The first thing you should do is make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is indeed the new freeholder. There is no need to incur the fees of a Taffs Well conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I own a split level flat in Taffs Well, conveyancing was carried out in 2000. How much will my lease extension cost? Corresponding flats in Taffs Well with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 per annum. The lease terminates on 21st October 2075

With 51 years unexpired the likely cost is going to span between £30,400 and £35,200 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.