I happen to be the single recipient of my late grandmother’s will with all property in now in my sole name, including the house in Valley. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship will be regarded the same way as if I'd bought the house in December. Do I have to wait half a year to sell?

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 may be impacted by that. Some mortgage companies would take a sensible view as this provision is primarily there to pick up on subsales or the flipping of properties.

We are getting a further advance on our mortgage from Yorkshire BS as we intend to carry out improvements to our home in Valley. Are we obliged to select a local Valley solicitor on the Yorkshire BS conveyancing panel to deal with the legals?

Yorkshire BS don't usually instruct firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS panel.

I have finally had an offer on a maisonette in Valley agreed to, the owners do however have a dependent purchase. The vendors have put an offer on somewhere, however it’s not been accepted yet, and have viewings of other flats booked. I have selected a bricks and mortar conveyancing solicitor in Valley. What do I do now? When do I get the mortgage application with Bank of Ireland going?

It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then survey, Valley conveyancing search costs, etc). First, you should check that your solicitor is on the Bank of Ireland conveyancing panel. Regarding the subsequent phase this very much depends on the specifics of your case, desire for this property and on the state of the market. In a buoyant market some buyers would apply for a home loan with Bank of Ireland and pay for the valuation and only if it comes back ok would they ask their lawyer to move forward with searches.

We are downsizing from our property in Valley and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Valley lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed an internet conveyancing outfit as opposed to a conveyancing solicitor in Valley. Having lived in Valley for 4 years we know that this is a non issue. Do we contact our local Authority to seek clarification that the buyers are looking for.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I purchased a renovated Edwardian house in Valley. Conveyancing practitioner acted for me and Virgin Money. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the exact same address. Is it worth asking Virgin Money to clarify?

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Valley and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing lawyer who completed the work.

The estate agent has sent us the confirmation of our purchase of a new build flat in Valley. 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 Valley

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan.

I am looking for a conveyancing solicitor in Valley for my home move. Is there any facility to see a firm’s complaints history with the profession’s regulator?

One may find published Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA could recorded telephone calls for training requirements.