My aunt passed away 10 months ago and as sole heir and executor I was left the house in Little Mill. 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 Nationwide, pay off the mortgage. Is this possible?

If you plan to re-mortgage then Nationwide will insist on your using 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.

Completion of my purchase has taken place for my property in Little Mill. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Little Mill building society branch on various occasions and was told it does not impact the mortgage offer and they will lend. My Little Mill conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend in accordance with their published requirements. Who do I believe?

The solicitor has to follow the CML Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Skipton have agreed my home loan in principle, my offer on a house in Little Mill has been accepted, what are the next steps?

The estate agent will wish to know who your solicitors are (be sure the property lawyers are on the lender’s approved list). Call up Skipton or the broker and finalise any appropriate documentation. Skipton will instruct a valuer who will get in contact with the selling agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes approximately a week to receive the mortgage offer. Skipton will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Little Mill.

Due to the guidance of my in-laws I had a survey completed on a house in Little Mill prior to retaining lawyers. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies tend refuse to give a loan on this type of home.

It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Little Mill. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Little Mill to see if the conveyancing will be more expensive.

Back In 2007, I bought a leasehold house in Little Mill. Conveyancing and Bank of Scotland mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Little Mill who acted for me is not around. What should I do?

The first thing you should do is contact HMLR to make sure that the individual claiming to own the freehold is in fact the new freeholder. You do not need to instruct a Little Mill conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I own a studio flat in Little Mill, conveyancing was carried out 7 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Little Mill with a long lease are worth £179,000. The average or mid-range amount of ground rent is £65 levied per year. The lease ends on 21st October 2078

With 57 years left to run we estimate the premium for your lease extension to span between £26,600 and £30,800 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.

Are all Little Mill property lawyers on every lender conveyancing panel?

You can use our search tool or you can drop into your high street bank branch in Little Mill. Chances are that they can recommend conveyancing solicitors in Little Mill