I am the sole beneficiary of my late mum's estate and I have everything in my name alone, including the my former home in Mossley. Conveyancing formalities meant that the Land Registry date was in August. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship could be regarded the same way as though I had purchased the house in August. Will no one buy the property for half a year?

The CML handbook requires solicitors 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 affected by that. How practical a view lenders take of it, depend on the mortgage company as this provision chiefly exists to pick up on subsales or the wholesaling and assigning of properties.

We previously chose solicitors locally in Mossley on the Nottingham solicitor panel. They are now charging me a supplemental fee for the legal aspects of the Nottingham mortgage. Is this an additional conveyancing fee set by Nottingham?

Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your property lawyer may charge a fee for this. The charge is not dictated by Nottingham but by your Mossley lawyer. Plenty of firms on the Nottingham panel will quote an ‘acting for lender’ fee but some practices incorporate it on their overall fee.

We expect to receive a AIP from Clydesdale this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any Mossley solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Mossley solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.

Despite weeks of looking the Title Certificate and documents to our house can not be found. The lawyers who conducted the conveyancing in Mossley 10 years ago are no longer around. What are my next steps?

Assuming you have a registered title the information relating to your ownership will be held by HMLR under a Title Number. It is easy to carry out a search at the Land Registry, locate your property and get current copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will also normally hold a certified duplicate of the Registered Lease and again, a copy can be ordered for a small fee.

Given that I am about to spend 450k on a garden flat in Mossley I wish to talk to a lawyer regarding theconveyancing before instructing the firm. Is this something that you can arrange?

Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer due to be carrying out your property ownership legalities in Mossley.There is no ‘factory style conveyancing’ - every client is unique person, not a matter number. The law firms that we put you in touch with believe that the fees you are quoted for residential conveyancing in Mossley should be the amount on the final invoice that you end up paying.

I've found a house that seems to be perfect, at a reasonable figure which is making it more attractive. I have since found out that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Mossley. Conveyancing solicitors have are soon to be appointed. Will they explain the issues?

Most houses in Mossley are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Mossley so you should seriously consider shopping around for a Mossley conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’sconsent to conduct alterations. You may also be required to pay a maintenance charge towards the upkeep of the estate where the house is located on an estate. Your solicitor will report to you on the legal implications.

Leasehold Conveyancing in Mossley - Sample of Questions you should consider Prior to buying

It would be prudent to investigate if there are any onerous restrictions in the lease. For example it is fairly common in Mossley leases that pets are not allowed in in a block in Mossley. If you love the propertyin Mossley but your dog can’t live with you then you will be faced difficult decision. The answer will be useful as a) areas can result in problems in the building as the common areas may start to deteriorate if services remain unpaid b) if the leaseholders have a dispute with the managing agents you will wish to know about it Please note that where the lease has fewer than eighty years it will have adverse implications on the salability of the apartment. Check with your bank that they are happy with the length of the lease. A short lease means that you will most likely need a lease extension at some point and you need to have some idea of what this will be. For most Mossleylease extensions you would need to own the premises for 24 months in order to be legally able to extend the lease.

How do I search for a Mossley conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 10kilometers to meet the solicitor.

You can use the find a conveyancing panel search on this website. Please choose the lender and your location, in this case Mossley and you will see a number of lawyer located nearest Mossley. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.