In the event thatI was to buy a straightforward propertyin Wokingham mortgage fee and dispense with a survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Wokingham?

Any savings you would gain will be limited to the costs for searches. Your conveyancer still got to do everything else - money laundering, communicating with the sellers solicitor, stamp duty return, register the property etc. A marginal saving might be made by not needing to register a mortgage but it won't be significant.

I happen to be the only beneficiary of my late mum's will with all property in now in my sole name, including the house in Wokingham. Conveyancing formalities meant that the Land Registry date was in August. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship could be regarded the same way as if I'd bought the property in August. Do I have to wait 6 months to sell?

The CML handbook requires 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. Most banks would take a pragmatic view as this clause is chiefly there to pick up on subsales or the flipping of properties.

How can we tell if a Wokingham conveyancing solicitor on the Co-operative panel is any good?

When it comes to conveyancing in Wokingham seeking 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 suggest that you speak with the solicitor handling your conveyancing.

I am buying a property in Wokingham. A rare aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Lloyds your lawyer must check the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Lloyds where a lease does not comply with these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Wokingham.

Despite weeks of looking the Title Certificate and documents to our property can not be found. The conveyancers who did the conveyancing in Wokingham 10 years ago have long since closed. What are my next steps?

You no longer need to hold title original deeds to establish that you are the registered proprietor of land or premises, as the Land Registry have everything they need in a digital format.

We're first time buyers - agreed a price, yet the estate agent advised that the vendor will only move forward if we instruct the agent's preferred conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a family conveyancer accustomed to conveyancing in Wokingham

We suspect that the seller is unaware of this request. Should the vendor desire ‘a quick sale', turning down a genuine purchaser is is going to put the whole deal at risk. Speak to the owners direct and explain that (a)you are motivated buyers (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you intend to appoint your preferred Wokingham conveyancing firm - not the ones that will give their negotiator at the agency a referral fee or meet his conveyancing targets pre-set by HQ.

I today plan to offer on a house that seems to tick a lot of boxes, at a great price which is making it all the more appealing. I have subsequently been informed that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Wokingham. Conveyancing solicitors have not yet been appointed. Will they explain the issues?

Most houses in Wokingham are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area can help the conveyancing process. We note that you are buying in Wokingham in which case you should be shopping around for a Wokingham conveyancing solicitor and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’sconsent to carry out changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your solicitor should report to you on the legal implications.