We hired a local lawyer for my conveyancing in Sharnbrook last week. Upon checking the terms of engagement it is apparent thatwe are responsible for charges even where the conveyance does not complete. Should I ditch them and choose an on-line lawyer who offer no-sale-no-fee conveyancing in Sharnbrook?

Generally there is a concession along the lines that if "No Sale No Fee" is available then the conveyancing charges will generally be uplifted to counteract those cases that fail to complete. Please beware that these deals rarely protect you from disbursements such as Sharnbrook conveyancing search expenses.

In what way does my ID and proof of funds have anything to do with my conveyancing in Sharnbrook? Why is this being asked of me?

It is indeed that case that the requirement set out by your lawyer has nothing to do with conveyancing in Sharnbrook. Nowadays you can not proceed with any conveyancing transaction in the absence providing proof of your identity. Ordinarily this takes the form of a either your passport or driving licence and a utility bill. Remember if you are supplying your driving licence as proof of identification it must be both the paper part as well as the photo card part, one is not acceptable without the other.

Proof of your source of money is necessary in accordance with the Money Laundering Regulations. Please do not be offended when you are asked to produce this as your lawyer must have this information on record. Your Sharnbrook conveyancing solicitor will require evidence of proof of funds prior to accepting any money from you into their client account and they may also ask additional questions regarding the origin of funds.

I'm the only recipient of my late grandmother’s estate and I have everything in my name now, including the house in Sharnbrook. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the house. I do know about the CML six month 'rule', meaning my property ownership may be treated the same way as though I had purchased the house in December. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook instructs 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 could be affected by that. How practical a view lenders take of it, depend on the lender as this obligation is principally there to identify subsales or the quick reselling of properties.

The mortgage over my property is with Nationwide for my property in Sharnbrook. Conveyancing was finalised some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nationwide?

Your original mortgage agreement with Nationwide will provide that you need their approval prior to renting your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel solicitor.

The formalities of my purchase has taken place for my property in Sharnbrook. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I am looking for a flat up to £305k and identified one round the corner in Sharnbrook I like with open areas and station in the vicinity, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Sharnbrook for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a mortgage that many years may be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

Is it best to go with a Sharnbrook conveyancing practitioner who is local to the property I am purchasing? An old friend can deal with the legal formalities however his firm is located over three hundred miles away.

The benefit of a high street Sharnbrook conveyancing firm is that you can pop in to execute paperwork, present your identification documents and pester them where appropriate. Having local Sharnbrook know how is a plus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and the majority were impressed that must surpass using an unfamiliar Sharnbrook conveyancing lawyer solely due to them being Sharnbrook based.