My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Tetbury. 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 Lloyds, pay off the mortgage. Is this possible?

If you intend to refinance then Lloyds will require that you use 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 just acquired a property at auction in Tetbury. Conveyancing is needed. What is next?

Given that you have now legally committed yourself to purchase you now have to choose a conveyancing solicitor as a matter of urgency as you now have a tight a fixed date to complete the transaction. All auction property will ordinarily have a bespoke auction pack. This will include most,if not all of the documents that your conveyancer will need. In the case of leasehold property the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You need to pass this on to the conveyancer instructed by you as soon as possible. Do make sure that your finances are in order to complete the transaction on the set completion date.

I am planning to move property in April. Does my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you put forward a removal company in Tetbury. Conveyancing lawyer was organised before I stumbled across this site.

On the day of completion you will need to pick up the keys from your estate agent however this can only happen once the previous owners conveyancers advise the agent that they have the completion monies and the keys can be collected. Subsequently you will need to tell the removal men that you are ready to move in. We do not recommend a specific removal organisation but can assist you in locating a conveyancing in Tetbury or a firm that specialises in conveyancing in Tetbury.

I have today made my last payment due on my mortgage with UBS. I assume I don't need a Tetbury property lawyer on the UBS panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where UBS has sent the Land Registry the discharge electronically, and
3. UBS has instructed the Land Registry to do so

We are buying a property and the conveyancer has identified Chancel Repair for which the house could be obligated to pay as it falls into the area of such a church. She has mentioned insurance. Is this really necessary for conveyancing in Tetbury

Unless a previous purchase of the premises completed post 12 October 2013 you may assume that conveyancing practitioners handling conveyancing in Tetbury to remain recommending a chancel search and or insurance against a claim.

How does conveyancing in Tetbury differ for new build properties?

Most buyers of new build property in Tetbury approach us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is built. This is because builders in Tetbury tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Tetbury or who has acted in the same development.

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Tetbury is where the house is located. Can you offer any advice?

Flying freeholds in Tetbury are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tetbury you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tetbury may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.