My grandfather passed away six months ago and as sole heir and executor I was left the property in Benton. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this allowed?

Given you plan to re-mortgage then Co-operative will require that you use a conveyancer on the Co-operative 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 Co-operative 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 Co-operative mortgage is registered as a charge at the Land Registry.

This question may be naive but I am new to the home buying as FTB of a garden flat in Benton. Do I receive the keys to the premises on the completion date from my lawyer? If so, I will instruct a High Street conveyancing solicitor in Benton?

On the day of completion you will not be required to attend the conveyancers office in Benton. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's solicitors, and once they have received this, you will be invited to receive the keys from the Estate Agents and start moving into the property. Usually this occurs early afternoon.

We are due to move home in March. Will my conveyancing solicitor call the removal company on the completion day. On a separate note, can you suggest a removal company in Benton. Conveyancing solicitor was organised before I stumbled across your site.

On the day of completion you will need to collect the keys from your estate agent however this should only occur after the vendors lawyers advise the agent that they have the completion monies and the keys can be collected. You can tell the removal men that you are ready to move in. We do not suggest a specific removal organisation but can help you locate a residential property solicitor in Benton or a lawyer that specialises in conveyancing in Benton.

My husband and I have arranged a further advance on our home loan from Bank of Ireland as we intend to conduct alterations to our property in Benton. Are we obliged to appoint a nearby Benton solicitor on the Bank of Ireland conveyancing panel to deal with the legals?

Bank of Ireland don't usually instruct firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland conveyancing panel.

A friend suggested that if I am purchasing in Benton I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is usually included in the estimate for your Benton conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Benton around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Benton Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information regarding Benton.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Benton. Conveyancing is necessary evil 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.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Benton

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply a car parking plan. Please confirm the Lease plans are surveyor prepared.

I am hoping to put an offer on a small detached house that seems to be perfect, at a great figure which is making it all the more appealing. I have just found out that the title is leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Benton. Conveyancing solicitors have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Benton ?

Most houses in Benton are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Benton so you should seriously consider shopping around for a Benton conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example obtaining the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the house is located on an estate. Your solicitor should appraise you on the various issues.

Leasehold Conveyancing in Benton - Sample of Questions you should consider before Purchasing

It is important to be aware whether redecorating or some other major work is anticipated to be shared between the leaseholders and will dramatically impact the level of the maintenance fees or require a one time invoice. Most Benton leasehold properties will have a service bill for the upkeep of the block set by the freeholder. Where you buy the property you will have to pay this liability, usually quarterly accross the year. This could differ from two or three hundred pounds to thousands of pounds for buildings with lifts and large common grounds. In all probability there will be a rentcharge to be met annual, this is usually not a exorbitant sum, say around £50-£100 but you should to check as sometimes it could be many hundreds of pounds. The best form of lease arrangement is a share of the freehold. In this situation the lessees benefit from being in charge if their destiny and even though a managing agent is often employed where it is bigger than a house conversion, the managing agent retained by the leaseholders.