My grandfather passed away six months ago and as sole heir and executor I was left the house in Caistor. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this allowed?

Given you plan to refinance then UBS will insist on your using a conveyancer on the UBS 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 UBS 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 UBS mortgage is registered as a charge at the Land Registry.

I can see plenty of information on this site about conveyancing in Caistor but can you isolate your top tip for choosing the right conveyancer in Caistor

We would encourage you not to base your choice on the cheapest Caistor conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I had a mortgage agreed in principle with UBS. Caistor conveyancing solicitors have been chosen. What is the average time that one could expect to receive a mortgage offer from UBS?

There is no definitive answer here. Have UBS completed the valuation? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

We expect to receive a DIP from Leeds Building Society this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Caistor solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?

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

In sourcing the web for the words conveyancing in Caistor it reveals many property lawyersin the area. How do I determine which is the right property lawyer for me?

The best way of seeking a suitable conveyancer is via personal recommendation, so ask friends and relatives who have purchased a property in Caistor or the reputable estate agent or financial adviser. Charges for conveyancing in Caistor differ, so it's sensible to obtain a minimum of three costs illustrations from varying types of law firms. Dont forget to clarify what costs in the quote includes.

I am tempted by the attractive purchase price for a couple of maisonettes in Caistor both have about forty five years left on the lease term. should I be concerned?

There are no two ways about it. A leasehold flat in Caistor is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to zero years unexpired, the more it adversely affects the value of the property. For most buyers and mortgage companies, leases with less than eighty years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Caistor conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Leasehold Conveyancing in Caistor - A selection of Questions you should ask before buying

Best to be warned whether redecorating or some other major work is coming up to be shared by the leasehold owners and will dramatically impact the level of the service charges or result in a specific payment. It would be prudent to discover if there are any onerous restrictions in the lease. By way of example it is reasonably common in Caistor leases that pets are not allowed in in a block in Caistor. If you like the apartmentin Caistor however your cat can’t live with you then you have a very difficult choice. It would be sensible to discover as much as you can regarding the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you will be in the clutches of the managing agents both financially and when it comes to practical matters such as the tidiness of the common parts. Ask other people whether they are happy with them. On a final note, be sure you discover the dates that the maintenance fees are due to the managing agents and precisely how they are spending the funds.

I have appointed a Caistor conveyancing solicitor for our home move (FTB’s) and have spotted in the engagement letter that they are not covered by the Financial Conduct Authority. Am I right to be worried or is that the norm with conveyancing practitioner?

We can't see why they should be. Most solicitor don't lend money. They should be governed by the SRA, who set stringent stipulations in relation to monies deposited by them.