My grandfather passed away 10 months ago and as sole heir and executor I was left the property in Windermere. The house had a small mortgage remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this possible?

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

Do commercial conveyancing searches disclose planned roadworks that could affect a commercial land in Windermere?

Many commercial conveyancing solicitors in Windermere will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Windermere. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Windermere.

For each commercial conveyancing transaction in Windermere it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Windermere commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Windermere.

Are there restrictive covenants that are commonly identified as part of conveyancing in Windermere?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Windermere. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Windermere is the location of the property. Can you offer any assistance?

Flying freeholds in Windermere are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Windermere you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Windermere may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I am 14 days into a residential purchase having been referred to solicitors by the local agent to do our conveyancing in Windermere. I am not happy. Could you you assist me in finding new conveyancers?

A lawyer would have to be really bad to suggest replacing them. Has the mortgage offer been generated? In the event that it has you will need to make them aware of the new contact details and ensure the loan are re-sent. The solicitor ideally should be on the mortgage company approved list to avoid supplemental charges and delays. That should be your starting point. The find a solicitor tool should help you find a lender approved lawyer for your home move in Windermere