My aunt passed away six months ago and as sole heir and executor I was left the house in New Ferry. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Nationwide, pay off the mortgage. Is this allowed?

Where 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 wife and I are selling our home in New Ferry and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street New Ferry conveyancer would know that there is no such problem. It does beg the question why the buyers are using a factory type conveyancing outfit rather than a conveyancing solicitor in New Ferry. Having lived in New Ferry for six years we know of no issue. Is it a good idea to contact our local Authority to get confirmation need.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

I am looking for a conveyancing solicitor in New Ferry for my remortgage. Can I see a solicitor's complaints history with the profession’s regulator?

Members of the public can search for published Solicitor Regulator Association (SRA) determinations arising from investigations started on or after 1 January 2008. Go to Check a solicitor's record. For details Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator may recorded telephone calls for training requirements.

I have recently realised that I have 72 years unexpired on my lease in New Ferry. I now wish to extend my lease but my freeholder is can not be found. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to prove that you or your lawyers have made all reasonable attempts to track down the freeholder. On the whole an enquiry agent would be helpful to conduct investigations and prepare an expert document to be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a conveyancer in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court overseeing New Ferry.

I inherited a 1 bedroom flat in New Ferry, conveyancing formalities finalised 7 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in New Ferry with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease terminates on 21st October 2106

With only 80 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered 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 seeking the advice of a professional.

20 days into a sale of a flat in New Ferry. Conveyancing solicitors are doing their job but we are being charged a fortune from the freeholder. So far we have issued a cheque for £268 for a leasehold management pack and then another £118 for supplemental questions supplied by the purchaser's solicitor.

Neither you or your conveyancer will have any say over the level of the fee for this information but the average costs for the information for New Ferry leasehold premises is £380. For New Ferry conveyancing transactions it is customary for the seller to cover the costs. The landlord or their agents are under no legal obligation to answer such questions although many will be content to do so - albeit often at exorbitant prices disproportionate to the work involved. Unfortunately there is no legislation that requires capped fees for administrative tasks. There is no prescriptive time frame by which they are duty bound to supply the information.