My grandfather passed away six months ago and as sole heir and executor I was left the property in Osidge. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to , pay off the mortgage. Is this allowed?

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

I am assisting my niece sell her flat in Osidge. Does the solicitor order the EPC or should I organise this?

After the abolition of HIPs, energy assessments was retained a mandatory element of moving house. An energy assessment should be commissioned prior to the property being marketed. It is not a task that conveyancers normally organise. If you are using a Osidge conveyancing lawyer they might help arrange EPC’s given their relationships with reputable local providers

Is there a list of panel conveyancers in Osidge on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. Very few lenders make their panel listings viewable on the web. If you are looking for a Osidge on the please make the most of our facility.

I am due to exchange contracts on my house. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, are being difficult. The Osidge solicitor who is on the conveyancing panel is saying indemnity insurance will be fine but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why 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.

Due to the input of my in-laws I had a survey completed on a house in Osidge ahead of instructing lawyers. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some banks may refuse to issue a mortgage on a flying freehold home.

It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you call us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Osidge. Conveyancing may be slightly more expensive based on your lender's requirements.

My business partner and I are wishing to lease a unit on a shopping parade. Can you recommend lawyers offering fixed charges for commercial conveyancing in Osidge for under £2000?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Osidge, including the sale and acquisition of businesses as well as simply premises. If you are looking to buy or lease a shop, pub, restaurant, office, retail unit or a complete business we will find you the right firm. Regarding the charges these will vary based on the structure and complexity of the proposed transaction. Let us have your details or phone us so that we can provide you with a fixed commercial conveyancing quote.

I have recently realised that I have Fifty years unexpired on my flat in Osidge. I now want to extend my lease but my freeholder is absent. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to prove that you or your lawyers have made all reasonable attempts to track down the freeholder. For most situations an enquiry agent may be helpful to conduct investigations and to produce a report which can be accepted by the court as evidence that the landlord can not be located. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s absence and the application to the County Court overseeing Osidge.

I acquired a 2 bed flat in Osidge, conveyancing having been completed in 1995. Can you work out an approximate cost of a lease extension? Equivalent properties in Osidge with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 yearly. The lease comes to an end on 21st October 50

You have 50 years remaining on your lease we estimate the premium for your lease extension to range between £36,100 and £41,800 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.