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

If you plan to re-mortgage then Lloyds will insist on your using 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 can see plenty of information on this site about conveyancing in New Brighton but what is your top tip for finding the right conveyancer in New Brighton

It would be unwise to be swayed by the cheapest New Brighton conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. 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.

A colleague advised me that in purchasing a property in New Brighton there could be various restrictions prohibiting external alterations to a property. Is this right?

We are aware of anumerous of properties in New Brighton which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in New Brighton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Can you point me to a directory of Santander panel conveyancers in New Brighton on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. A small selection of lenders make their panel listings viewable on the web. Where you are in need of a New Brighton conveyancer on the Santander please make the most of our facility.

A colleague advised me that where I am purchasing in New Brighton I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is usually included in the estimate for your New Brighton conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about New Brighton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the New Brighton Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information regarding New Brighton.

What is different about your site and other internet conveyancing brokers when it comes to conveyancing in New Brighton?

At this site obtain a fixed fee quote from a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in New Brighton. As opposed to estate agents and many comparison sites we do not have referral deals with solicitors. Some agents and online brokers 'recommend' the firm that pays the most kickback, as opposed to the best value conveyancing in New Brighton

Having had my offer accepted I require leasehold conveyancing in New Brighton. Before diving in I require certainty as to the unexpired term of the lease.

Assuming the lease is registered - and almost all are in New Brighton - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

New Brighton Conveyancing for Leasehold Flats - Examples of Queries before buying

What is the length of the lease? The prefered form of lease arrangement is a share of the freehold. In this situation the lessees enjoy control and even though a managing agent is frequently retained if the building is larger than a house conversion, the managing agent employed by the leaseholders. Best to be warned whether a new roof is being installed or some other major work is due in the near future that will be shared amongst the leasehold owners and will dramatically impact the level of the service costs or require a specific payment.