I am the sole beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Southville. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my property ownership could be considered the same way as if I'd bought the house in October. Is the property unsalable for six months?

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 might be impacted by that. How practical a view lenders take of it, depend on the mortgage company as this clause is principally there to pick up on the purchase and immediately sell or the quick reselling of properties.

Is it the case that all Southville solicitors on the Lloyds conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Lloyds approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.

The mortgage over my property is with Co-operative for my property in Southville. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Co-operative?

Your original mortgage agreement with Co-operative will provide that you need their approval before renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. In many cases banks or building societies 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 Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel firm.

Are there restrictive covenants that are commonly picked up during conveyancing in Southville?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Southville. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am purchasing my first flat in Southville with a loan from Skipton Building Society. The builders refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The property agent advised me not disclose to my lawyer about this extras as it will jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a leasehold apartment up to £245,000 and found one close by in Southville I like with a park and station nearby, however it's only got 52 remaining years left on the lease. There is not much else in Southville in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a mortgage the remaining unexpired lease term will likely be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.

I have been searching for Southville conveyancing quotes online. Can I be sure that all the Southville firms that are listed on your directory are on the bank conveyancing panel?

The solicitor and licensed conveyancing practices listed on our site have assured us via an online form that they are on the bank panel and agreed to advise us to take down their listing in the event of removal off of the mortgage company panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Southville conveyancing solicitor being on the mortgage company conveyancing panel is incorrect.