My grandmother passed away last year and as sole heir and executor I was left the house in Fallowfield. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this allowed?

If you plan to re-mortgage then Virgin Money will insist on your using a conveyancer on the Virgin Money 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 Virgin Money 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 Virgin Money mortgage is registered as a charge at the Land Registry.

We are purchasing a 4 bedroom semi-detached house in Fallowfield. We would like to carry out a loft conversion at the house.Will the conveyancing process include checks to ascertain if these works are prohibited?

Your conveyancer should review the deeds as conveyancing in Fallowfield will sometimes identify restrictions in the title deeds which prevent categories of changes or need the consent of another owner. Many additions require local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these things with a surveyor ahead of any purchase.

I'm in the throws of looking at apartments in Fallowfield and I am now considering a potential offer. Should I already have a conveyancing practitioner in place at this point? I intend to finance via a home loan with Skipton.

It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are obtaining a mortgage with Skipton, ask your prospective lawyers if they are on the Skipton conveyancing panel otherwise they can't do the mortgage legal work.

I am due to exchange contracts on my apartment. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being difficult. The Fallowfield solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

How easy is it to switch solicitor as I need to appoint one who is on the Nottingham Building Society conveyancing panel. I was using a family conveyancing solicitor in Fallowfield five minutes from me but he is not accepted by Nottingham Building Society

It would be our pleasure to assist you select a conveyancing solicitor in Fallowfield on the Nottingham Building Society panel. Please note that the conveyancers that we work with do not pay us commission if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Fallowfield. Using the find a conveyancing solicitor tool on this page, you can scrutinise charges for conveyancing solicitors in Fallowfield and beyond.

In my capacity as executor for the estate of my aunt I am selling a property in Monmouth but reside in Fallowfield. My solicitor (who is 300 kilometers from meneeds me to sign a statutory declaration prior to completion. Could you suggest a conveyancing lawyer in Fallowfield who can witness this legal document for me?

Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are located in Fallowfield

Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £350,000 garden flat in Fallowfield next Tuesday. The freeholder has quoted £372 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Fallowfield?

Fallowfield conveyancing on leasehold apartments more often than not involves the buyer’s conveyancer submitting enquiries for the landlord to answer. Although the landlord is not legally bound to answer such questions the majority will be content to assist. They are at liberty to charge a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average fee for the information that you are referring to is over three hundred pounds, in some situations it exceeds £800. The management information fee invoiced by the landlord must be sent together with a summary of rights and obligations in relation to administration fees, without which the charge is technically not due. Reality however dictates that you have little option but to pay whatever is demanded if you want to exchange contracts with the buyer.

I purchased a garden flat in Fallowfield, conveyancing having been completed half a dozen years ago. 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? Comparable properties in Fallowfield with an extended lease are worth £176,000. The ground rent is £50 invoiced annually. The lease finishes on 21st October 2105

With 80 years unexpired we estimate the premium for your lease extension to be between £8,600 and £9,800 plus professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.