My grandmother passed away six months ago and as sole heir and executor I was left the house in Morecambe. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this possible?

If you intend to refinance then Lloyds will require that you use a conveyancer on the Lloyds 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 Lloyds 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 Lloyds mortgage is registered as a charge at the Land Registry.

I'm purchasing a new build house in Morecambe with a loan from Lloyds TSB Bank. The sellers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not inform my lawyer about the deal as it could put at risk my loan with the bank. Should I keep quiet?.

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.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Morecambe is where the house is located. Can you offer any opinion?

Flying freeholds in Morecambe are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Morecambe you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Morecambe may ascertain 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.

My wife and I purchased a leasehold house in Morecambe. Conveyancing and Yorkshire Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Morecambe who acted for me is not around. Do I pay?

First make enquiries of HMLR to be sure that this person is indeed the new freeholder. You do not need to instruct a Morecambe conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Morecambe Leasehold Conveyancing - Sample of Queries before buying

How much is the maintenance charge and ground rent on the property? Be sure to discover if there is anything that is prohibited in the lease. By way of example some leases prohibit pets being allowed in in a block in Morecambe. If you love the apartmentin Morecambe however your cat is not allowed to move with you then you will be faced difficult decision.

I see that you have a post code search directory listing firms on the bank conveyancing panel. Do Morecambe conveyancing companies pay you a commission if I instruct them for my house purchase?

We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Morecambe.