My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Carmarthen. The house had a relatively small loan 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 possible?

If you plan to re-mortgage then UBS will require that you use 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.

Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who handled the conveyancing in Carmarthen 10 years ago no longer exist. What do I do?

In today’s world there are duplicates made of almost everything, and your lawyer will be aware precisely where to find all the relevant paperwork so you can purchase or sell your property without any difficulty. If duplicates can’t be located, your lawyer can arrange cover in the form of insurance or indemnities against possible claims on your premises.

I'm buying my first flat in Carmarthen with a loan from TSB. The builders would not budge the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not to tell my lawyer about this deal as it could put at risk my mortgage with the bank. Do I keep my lawyer in the dark?.

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.

I opted to have a survey carried out on a property in Carmarthen prior to retaining lawyers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some lenders will refuse to give a loan on a flying freehold premises.

It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. Should you wish to telephone us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Carmarthen. Conveyancing will be smoother if you use a solicitor in Carmarthen especially if they are accustomed to such properties in Carmarthen.

I happen to be an executor of my recently deceased aunt’s Will, with a house in Carmarthen which is to be sold. The house has never been registered at the Land Registry and I'm told that many EAs will insist that it is done before they will move forward. What's the procedure for this?

In the situation you refer to it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.