My aunt passed away 10 months ago and as sole heir and executor I was left the house in Woodborough. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to , pay off the mortgage. Is this allowed?

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

I require fast conveyancing in Woodborough as I am faced with an ultimatum to sign on the dotted line within one month. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?

As you are not taking a mortgage you have the choice not to do searches although no law firm would recommend that you don't. With lots of history conveyancing in Woodborough the following are instances of what can crop up and adversely impact the marketability of the property: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Road Schemes,...

I'm buying my first flat in Woodborough benefiting from help to buy. The developers refused to move on the price so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not disclose to my lawyer about this extras as it could affect my loan with . 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 decided to have a survey carried out on a house in Woodborough prior to instructing solicitors. I have been told that there is a flying freehold aspect to the house. The surveyor advised that some lenders may refuse to give a mortgage on such a premises.

It depends who your proposed lender is. Lloyds has different instructions from Nationwide. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Woodborough. Conveyancing may be slightly more expensive based on your lender's requirements.

I have just appointed agents to market my ground floor flat in Woodborough. Conveyancing has not commenced, but I have recently had a quarterly service charge demand – what should I do?

The sensible thing to do is pay the invoice as you normally would because all rents and service invoices will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I acquired a studio flat in Woodborough, conveyancing having been completed in 1995. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Woodborough with a long lease are worth £165,000. The ground rent is £45 per annum. The lease comes to an end on 21st October 50

You have 50 years unexpired the likely cost is going to span between £36,100 and £41,800 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.