My grandmother passed away six months ago and as sole heir and executor I was left the property in St Anns. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this allowed?

Given you intend to re-mortgage then Barclays will insist on your using a conveyancer on the Barclays 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 Barclays 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 Barclays mortgage is registered as a charge at the Land Registry.

Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in St Anns. Do I receive the keys to the premises on completion from my lawyer? If this is the case, I will instruct a High Street conveyancing solicitor in St Anns?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the vendor’s solicitors, and once they have received this, you will be invited to receive the keys from the property Agents and start moving into the property. Usually this happens early afternoon.

We are aiming to move house in November. Will my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you recommend a removal company in St Anns. Conveyancing lawyer was chosen prior to coming across this page.

On the afternoon of completion you can pick up the keys from the property agent however this can only take place once the sellers lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. You will need to advise the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can assist you in locating a conveyancing in St Anns or a lawyer that specialises in conveyancing in St Anns.

Are all St Anns Conveyancing Quality Solicitors on the Skipton conveyancing list of approved solicitors?

A selection of banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

Just had an offer accepted on a new build apartment in St Anns. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in St Anns

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision.

I opted to have a survey done on a house in St Anns ahead of instructing lawyers. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some banks tend not give a mortgage on a flying freehold home.

It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in St Anns. Conveyancing will be smoother if you use a solicitor in St Anns especially if they are familiar with such properties in St Anns.

I've recently bought a leasehold house in St Anns. Do I have any liability for service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I bought a ground floor flat in St Anns, conveyancing formalities finalised January 2000. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in St Anns with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 per annum. The lease ceases on 21st October 2088

With 63 years remaining on your lease we estimate the premium for your lease extension to range between £16,200 and £18,600 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.