My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Beckermet. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this possible?

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

Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Beckermet. Do I collect the keys to the premises on completion from my lawyer? If this is the case, I will instruct a High Street conveyancing solicitor in Beckermet?

On the day of completion you do not need to go to the conveyancers office in Beckermet. Conveyancing lawyers for you will transfer the purchase money to the vendor’s solicitors, and once they have received this, you will be invited to pick up the keys from the Estate Agents and start moving into the property. Usually this occurs early afternoon.

I am the sole recipient of my late mum's will with all property in now in my sole name, including the my former home in Beckermet. Conveyancing formalities meant that the Land Registry date was in August. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my proprietorship will be treated the same way as though I had purchased the property in August. Do I have to wait half a year to sell?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. many mortgage companies would take a sensible view as this provision primarily exists to capture subsales or the flipping of properties.

Can I be sure that the Beckermet conveyancing solicitor on the Virgin Money panel is any good?

When it comes to conveyancing in Beckermet obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer carrying out your conveyancing.

I am buying my first flat in Beckermet with the aid of help to buy. The builders refused to move on the price so I negotiated 6k of fixtures and fittings instead. The sale representative told me not disclose to my conveyancer about the deal as it will adversely affect my loan with Accord Mortgages Ltd. 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 am employed by a reputable estate agent office in Beckermet where we have experienced a few flat sales put at risk due to leases having less than 80 years remaining. I have been given contradictory information from local Beckermet conveyancing solicitors. Please can you clarify whether the owner of a flat can start the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Beckermet Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing

You should be aware that where the lease has less than 80 years it will have adverse implications on the salability of the apartment. Check with your lender that they are happy with residual term of the lease. Leases with less than 80 years remaining means that you will most likely require a lease extension sooner rather than later and it is worth finding out how much this will be. For most Beckermetlease extensions you would be be obliged to have owned the residence for 24 months in order to be entitled to extend the lease. Are any of leasehold owners in arrears of their service charge payments? In the main the cost for major works are not included within maintenance charges, although a few managing agents in Beckermet require tenants to pay into a reserve fund and this is used to offset against major works.

Should local authority consent be required to change a house into a couple of appartments in Beckermet? This has occurred to a property next door to my home in Beckermet and was unaware of it happening until after the works were done.

Planning Consent yes. Building Reg Approval yes.