I am the sole recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in Wolverley. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship could be treated 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 mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How practical a view lenders take of it, depend on the lender as this requirement chiefly exists to capture the purchase and immediately sell or the wholesaling and assigning of properties.

I have paid off my mortgage with Lloyds. I assume I don't need a Wolverley property lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Lloyds has sent the Land Registry the discharge electronically, and
3. Lloyds has instructed the Land Registry to do so

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

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

How does conveyancing in Wolverley differ for new build properties?

Most buyers of new build premises in Wolverley approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is constructed. This is because house builders in Wolverley usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Wolverley or who has acted in the same development.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Wolverley is the location of the property. Is there any advice you can give?

Flying freeholds in Wolverley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wolverley you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wolverley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

What does commercial conveyancing in Wolverley cover?

Commercial conveyancing in Wolverley covers a broad range of advice, given by regulated solicitors, relating to business property. By way of example, this area 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 tenancies.

I am a fortnight into a leasehold purchase having been referred to conveyancers by the local agent to do our conveyancing in Wolverley. I am am starting to be dissatisfied with the level of service. Can you help me find new conveyancers?

They would need to be really bad in order to consider replacing them. Has the mortgage been issued? In the event that it has you need to inform them of the new lawyer and ensure the loan are re-issued. The conveyancer should be on the banks panel to avoid added costs and frustration. So that should be your first question of the new solicitors. Our find a solicitor tool will assist you in finding a lender approved lawyer for your conveyancing in Wolverley