My grandmother passed away six months ago and as sole heir and executor I was left the house in West Dulwich. 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 , pay off the mortgage. Is this possible?

If you intend to refinance 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 the only beneficiary of my late father’s estate and I have everything in my name alone, including the my former home in West Dulwich. Conveyancing formalities meant that the Land Registry date was in . I now wish to sell up. I understand that there is a CML 6 month 'rule', meaning my property ownership will be treated the same way as if I'd bought the house in . Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How practical a view lenders take of it, depend on the bank as this clause is principally there to identify subsales or the quick reselling of property.

After weeks of negotiation I have agreed a price on a house in West Dulwich. My financial adviser suggested a . I paid an on account payment of £150. A couple of days later, the contacted me to say that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am due to exchange contracts on my house. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being pedantic. The West Dulwich 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.

About to purchase a new build flat in West Dulwich. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in West Dulwich

There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are architect prepared.

I opted to have a survey completed on a house in West Dulwich in advance of instructing conveyancers. I have been advised that there is a flying freehold element to the house. My surveyor advised that some lenders tend refuse to give a loan on such a house.

It depends who your proposed lender is. Lloyds has different instructions from Nationwide. Should you wish to telephone us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in West Dulwich. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in West Dulwich to see if the conveyancing costs will increase in light of this.

Having had my offer accepted I require leasehold conveyancing in West Dulwich. Before diving in I want to be sure as to the unexpired term of the lease.

If the lease is registered - and most are in West Dulwich - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

West Dulwich Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying

What is the name of the managing agents? Make sure you investigate if there is anything that is prohibited in the lease. By way of example plenty of leases prohibit pets being permitted in in a block in West Dulwich. If you like the propertyin West Dulwich but your dog is not allowed to make the move with you then you will be faced difficult compromise. This information is helpful as a) areas may cause problems for the block as the communal areas may start to deteriorate where services remain unpaid b) if the tenants have an issue with the running of the building you will want to know about it