My grandfather passed away last year and as sole heir and executor I was left the house in Newport Pagnell. 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 HSBC, pay off the mortgage. Is this possible?

Given you plan to refinance then HSBC will insist on your using a conveyancer on the HSBC 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 HSBC 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 HSBC mortgage is registered as a charge at the Land Registry.

Should our lawyer be asking questions concerning flooding as part of the conveyancing in Newport Pagnell.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in Newport Pagnell. Plenty of people will purchase a property in Newport Pagnell, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Lawyers are not best placed to give advice on flood risk, however there are a various checks that can be undertaken by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Newport Pagnell. The conventional set of information supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the seller to discover whether the property has ever been flooded. In the event that flooding has previously occurred and is not notified by the owner, then a buyer could commence a compensation claim stemming from an incorrect response. A purchaser’s conveyancers may also carry out an enviro search. This will indicate if there is any known flood risk. If so, additional investigations will need to be made.

I have been recommended by a couple of local property agents in Newport Pagnell to locate a property lawyer on your site. Is there a financial incentive for Estate Agents to offer your services rather than another?

We refuse to offer any commission for directing people to this site. We thought it would be too underhand a fee because a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

I need to instruct a conveyancing solicitor for leasehold conveyancing in Newport Pagnell. I've land on a site which appears to be the ideal offering If it is possible to get all formalities completed via phone that would be preferable. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

How do I search for a Newport Pagnell conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 10miles to meet the conveyancer.

You can use the find a conveyancing panel tool on this page. Please choose the lender and your location, in this case Newport Pagnell and you will see a number of lawyer located nearest Newport Pagnell. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.