My uncle passed away 10 months ago and as sole heir and executor I was left the property in Hale End. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to , pay off the mortgage. Is this allowed?

Given you plan to refinance then will require that you use 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.

Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Hale End. Do I receive the keys to the house on completion from my conveyancer? If so, I will instruct a local conveyancing solicitor in Hale End?

On the day of completion you will not be required to attend the conveyancers office in Hale End. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you will be invited to pick up the keys from the Estate Agents and start moving into the property. Usually this occurs between 1 and 3pm.

We expect to receive a AIP from this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do recommend any Hale End solicitors on the conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Hale End solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

I am selling my flat. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, are being problematic. The Hale End solicitor who is on the conveyancing panel is happy to accept ‘lack of building regulation’ insurance but are requiring 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.

I am buying a new build house in Hale End with a mortgage from . The developers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not to tell my solicitor about the deal as it will jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.

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.

How can the Landlord & Tenant Act 1954 impact my business offices in Hale End and how can your lawyers assist?

The particular law that you refer to gives protection to commercial tenants, granting the legal entitlement to make a request to court for a renewal lease and continue in occupation when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Hale End

Hale End Leasehold Conveyancing - Examples of Questions you should ask Prior to Purchasing

This information is helpful as a) areas could cause problems for the block as the common areas may start to deteriorate where repairs are not paid for b) if the tenants have a dispute with the managing agents you will need to know about it Generally speaking the cost for major works tend not to be included within maintenance charges, although some managing agents in Hale End obliged leasehold owners to contribute towards a reserve fund and this is used to offset against larger works.