My aunt passed away six months ago and as sole heir and executor I was left the property in Barton Le Clay. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Nationwide, pay off the mortgage. Is this allowed?

Given you plan to refinance then Nationwide will require that you use a conveyancer on the Nationwide conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nationwide conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nationwide mortgage is registered as a charge at the Land Registry.

My husband and I are at the point of looking at houses in Barton Le Clay and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a mortgage with UBS.

You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are seeking a mortgage with UBS, ask your prospective lawyers if they are on the UBS conveyancing panel otherwise they can't do the mortgage legal work.

I currently have a mortgage with UBS for my property in Barton Le Clay. Conveyancing was finalised 12 months 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 BTL mortgage or inform UBS?

You must advise UBS prior to letting out your property as this is likely to be a breach of UBS’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 UBS directly. It should not be necessary to do this via a UBS conveyancing panel solicitor.

Our sealed bid on a semi in Barton Le Clay has been agreed to, but there is a chain. The vendors have placed an offer on on an apartment, but it’s not yet tied up, and have viewings of other apartments in the pipeline. I have selected a nearby conveyancing solicitor in Barton Le Clay. What should be my next step? When do I get the mortgage application with HSBC started?

It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of one thousand pounds, then survey, Barton Le Clay conveyancing search charges, etc). First, you should ensure that your property lawyer is on the HSBC conveyancing panel. Regarding the subsequent phase this very much depends on the uniqueness of your transaction, motivation for the property and on the state of the market. In a rising market the majority of home buyers will apply for the mortgage with HSBC and arrange for the valuation and only if it was satisfactory would they request their conveyancer to move forward with the conveyancing in Barton Le Clay.

I'm purchasing a new build house in Barton Le Clay with a mortgage from Barclays . The sellers would not budge the price so I negotiated £7000 of extras instead. The property agent suggested that I not to tell my lawyer about this side-deal as it would adversely affect my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

As co-executor for the will of my uncle I am disposing of a house in Newport but live in Barton Le Clay. My conveyancer (who is 250 miles awayhas requested that I sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing lawyer in Barton Le Clay who can witness and place their company stamp on the document?

strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Barton Le Clay based

All being well we will complete our sale of a £275,000 garden flat in Barton Le Clay in 5 days. The managing agents has quoted £396 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Barton Le Clay?

Barton Le Clay conveyancing on leasehold apartments often involves the buyer’s solicitor submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to answer such questions the majority will be content to assist. They are at liberty to invoice a reasonable administration fee for responding to questions or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is over three hundred pounds, in some situations it is in excess of £800. The administration charge levied by the landlord must be accompanied by a summary of rights and obligations in respect of administration fees, otherwise the invoice is not strictly payable. In reality you have little option but to pay whatever is requested of you should you wish to complete the sale of your home.

I inherited a 1st floor flat in Barton Le Clay, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Barton Le Clay with a long lease are worth £186,000. The ground rent is £55 invoiced every year. The lease ends on 21st October 2077

You have 52 years unexpired we estimate the price of your lease extension to span between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.