My grandfather passed away 10 months ago and as sole heir and executor I was left the property in Norton. 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 TSB, pay off the mortgage. Is this allowed?

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

I am assisting my aunt sell her property in Norton. Does the conveyancer order an energy performance certificate or it is for me to see to?

After the abolition of HIPs, energy assessments was kept a mandatory part of moving property. An energy assessment must be commissioned prior to the property being advertised. This is not as aspect of the sale process that law firms normally arrange. If you are instructing a Norton conveyancing lawyer they might be willing to arrange energy performance certificates given their relationships with reputable local accredited person

My stepmother advised me that in purchasing a property in Norton there may be various restrictions prohibiting external changes to the property. Is this right?

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

I have instructed a Norton property lawyer having checked that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?

Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Norton postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Norton.

My wife and I are intent on selling our home in Norton and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A high street Norton conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed a web based conveyancing practice rather than a conveyancing solicitor in Norton. Having lived in Norton for three years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation need.

It would appear that you have a conveyancing lawyer already. What do they say? You need to 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 health insurance to cover that same illness)

I am buying my first flat in Norton benefiting from help to buy. The developers would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not disclose to my lawyer about this extras as it could put at risk my mortgage with Bank of Ireland. Is this normal?.

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.

I dont have enough spare funds to pay a 10% deposit on my house purchase in Norton , but I am keen go ahead. Do I have options?

One option is to try and agree a lower deposit. Most sellers will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment