I am the single recipient of my late mum's will with all property in now in my sole name, including the house in Madeley. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership will be considered the same way as if I'd bought the house in December. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook mandates 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 may be impacted by that. Most banks would take a sensible view as this obligation is principally there to identify the purchase and immediately sell or the flipping of property.

We expect to receive a OIP from RBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Madeley solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Madeley solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.

HSBC have agreed my home loan in principle, my bid on a flat in Madeley has been accepted, now what?

Your estate agent will want to be informed of your lawyer's details (ensure that the conveyancing practitioners are on the bank’s panel). Telephone HSBC or the financial adviser and finalise any outstanding paperwork. HSBC will appoint a valuer who will get in touch with the estate agent or owners to arrange a time for the valuation to occur. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. HSBC will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Madeley.

Just acquired a detached house in Madeley , how long will it take for the Land Registry to register my ownership? My Madeley conveyancing solicitor works at snail pace, so I want to be sure the registration formalities are addressed.

As far as conveyancing in Madeley is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can adjust according to who lodges the application, whether it is in order and if the Land registry communicate with any third persons or bodies. Currently in the region of 80% of submission are fully dealt with within 12 days but some can be subject to protracted hold-ups. Registration is effected after the purchaser is living at the property thus post completion formalities is not always top priority but if it is urgent that the the registration takes place urgently then you or your lawyers must speak with the land registry and explain the circumstances.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Madeley is where the house is located. What do you suggest?

Flying freeholds in Madeley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Madeley you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Madeley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

In searching the internet for the term cheap conveyancing in Madeley it reveals many property lawyersin the area. With so much choice what is the best way to find the suitable solicitor for purchase transaction?

The preferential method of choosing a suitable conveyancer is through a personal recommendation, so enquire of friends and relatives who have bought a property in Madeley or a reputable estate agent or mortgage broker. Costs for conveyancing in Madeley differ, so it's sensible to request at least three estimates from varying types of solicitors. Be sure to obtain confirmation that the fees are fixed.

To what extent are Madeley conveyancing solicitors duty bound by the Law Society to issue transparent conveyancing figures?

Inbuilt into the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Madeley or beyond.