I happen to be the sole beneficiary of my late mum's will and I have everything in my name alone, including the house in Rayleigh. The Rayleigh property was put into my name in January. I now wish to sell up. I understand that there is a CML 6 month 'rule', meaning 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 requires 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 could be caught by that. How sensible a view banks take of it, depend on the mortgage company as this requirement primarily exists to identify subsales or the quick reselling of properties.

How can we know in advance if a Rayleigh conveyancing solicitor on the Skipton panel is any good?

When it comes to conveyancing in Rayleigh getting recommendations is a good start. 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 advocate that you speak with the lawyer conducting your conveyancing.

I am selling my house. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being problematic. The Rayleigh solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

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

Will commercial conveyancing searches disclose planned roadworks that may affect a commercial property in Rayleigh?

Its becoming the norm that commercial conveyancing solicitors in Rayleigh will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Rayleigh. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Rayleigh.

For every commercial conveyancing transaction in Rayleigh it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Rayleigh commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Rayleigh.

Just had an offer accepted on a new build apartment in Rayleigh. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Rayleigh

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I opted to have a survey completed on a house in Rayleigh ahead of appointing conveyancers. I have been told that there is a flying freehold aspect to the house. The surveyor advised that some lenders will refuse to give a loan on a flying freehold property.

It varies from the lender to lender. HSBC has different requirements for example to Nationwide. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Rayleigh. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Rayleigh to see if the conveyancing costs will increase in light of this.

In sourcing the internet for the words cheap conveyancing in Rayleigh it shows results of many solicitorsin the area. How do I determine which is the right conveyancer for purchase transaction?

The ideal way of choosing a suitable conveyancer is through a personal testimonial, so enquire of colleagues and family who have purchased a property in Rayleigh or the local estate agent or financial adviser. Fees for conveyancing in Rayleigh vary, so it's a good idea to obtain a minimum of three quotes from varying types of property lawyers. Be sure to secure confirmation that the costs are assured not to escalate.