My grandmother passed away 10 months ago and as sole heir and executor I was left the property in South Croydon. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this possible?

Where you plan to refinance then Principality will require that you use 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.

I have been told that property searches are a common cause of obstruction in South Croydon house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any holding up conveyancing in South Croydon.

Due to the advice of my in-laws I had a survey completed on a house in South Croydon in advance of appointing solicitors. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some lenders tend not give a loan on this type of property.

It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in South Croydon. Conveyancing will be smoother if you use a solicitor in South Croydon especially if they regularly deal with such properties in South Croydon.

I am using a search engine for the phrase conveyancing in South Croydon it reveals numerous property lawyersin the area. How do I determine which is the right property lawyer for the sale of my house?

The preferential way of seeking the right conveyancer is via trusted testimonial, so seek the opinion of friends and family who have acquired a property in South Croydon or a respected estate agent or mortgage broker. Costs for conveyancing in South Croydon differ, so it's sensible to request a minimum of four fee estimates from different companies. Be sure to seek confirmation that the fees are fixed.

Me and my husband have agreed a price on a South Croydon flat left to us six years ago in 2012. I have over twenty years conveyancing know-how and, although retired, intend to undertake the legal work. The purchaser's property lawyer has informed me that their Lenders will not allow us to do our own conveyancing insisting the funds to be sent to a solicitor's bank account.

Lending requirements to lawyers from all mainstream lenders state that If the seller is not legally represented the borrower's lawyers should check whether the lender needs to be notified so that a decision can be reached if they are prepared to progress.