My uncle passed away last year and as sole heir and executor I was left the house in Wootton Bridge. The house had a relatively small loan left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this allowed?

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

Have just purchased a probate house at auction in Wootton Bridge. Conveyancing is necessary. What happens now?

Having exchanged you will need to instruct a conveyancing practitioner soon as you are faced with a fast approaching a fixed date to complete the property. An auction property will ordinarily have a bespoke legal pack. This will likely include most,if not all of the documents that your conveyancer requires. If you have purchased leasehold premises the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You must hand this to your appointed conveyancing solicitor ASAP. Do make sure that your finances are in order to complete the transaction on the set completion date.

My wife and I buying a 4 bedroom semi-detached house in Wootton Bridge. We would like to carry out an extension to the side at the house.Will the conveyancing process involve checks to see if these alterations were previously refused?

Your property lawyer should review the registered title as conveyancing in Wootton Bridge can occasionally identify restrictions in the title deeds which prevent certain changes or require the consent of another owner. Many works need local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

We expect to receive a AIP from Virgin Money this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Wootton Bridge solicitors on the Virgin Money conveyancing panel, or is it better to go independently?

You will need to appoint Wootton Bridge solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

I am buying a new build flat in Wootton Bridge. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Wootton Bridge

Please supply a car parking plan. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. 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.

I need to retain a conveyancing solicitor for residential conveyancing in Wootton Bridge. I happened to discover a web site which appears to be the perfect solution If there is a chance to get all this stuff completed via email that would be preferable. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

We expect to complete our sale of a £150,000 apartment in Wootton Bridge in just under a week. The landlords agents has quoted £336 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Wootton Bridge?

Wootton Bridge conveyancing on leasehold flats usually involves the buyer’s lawyer sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to address such questions most will be willing to do so. They may charge a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is £350, in some cases it is above £800. The administration charge levied by the landlord must be sent together with a summary of rights and obligations in relation to administration fees, otherwise the invoice is technically not due. In reality you have little option but to pay whatever is requested of you should you wish to complete the sale of your home.

I acquired a basement flat in Wootton Bridge, conveyancing formalities finalised January 2005. Can you work out an approximate cost of a lease extension? Equivalent flats in Wootton Bridge with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ends on 21st October 2093

You have 68 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 plus costs.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. 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 clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.