My aunt passed away 10 months ago and as sole heir and executor I was left the house in Princes Risborough. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this allowed?

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

Forgive me if this question is silly but I am unseasoned as FTB of a garden flat in Princes Risborough. Do I receive the keys to the house on completion from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Princes Risborough?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the owner’s lawyers, and once they have received this, you should be able to collect the keys from the property Agents and start moving into the property. Usually this occurs early afternoon.

Is it correct that all Princes Risborough CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing panel?

Some major lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

I am currently in the process of buying my council flat in Princes Risborough. I have a mortgage agreed with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.

I'm purchasing a new build house in Princes Risborough benefiting from help to buy. The builders refused to budge the price so I negotiated 6k of extras instead. The sale representative advised me not to tell my solicitor about this deal as it will jeopardize my loan with Norwich and Peterborough Building Society. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Due to the guidance of my in-laws I had a survey completed on a house in Princes Risborough ahead of instructing solicitors. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some banks will refuse to issue a mortgage on a flying freehold property.

It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Princes Risborough. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Princes Risborough to see if the conveyancing will be more expensive.

My company is looking to lease a unit on the high street. Can you recommend conveyancers offering no-sale-no fees for commercial conveyancing in Princes Risborough for under 2k?

We can recommend firms who have well rounded knowledge of commercial conveyancing in Princes Risborough, including the sale and acquisition of businesses as well as simply premises. Whether you are hoping to purchase or lease a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right lawyer. Regarding the costs these will vary based on the structure and nuances of the proposed transaction. Let us have your details or call us so that we may supply you with a fixed commercial conveyancing quote.