My grandfather passed away last year and as sole heir and executor I was left the house in New Beckenham. 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 , pay off the mortgage. Is this allowed?

Where 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've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. New Beckenham is the location of the property. Is there any guidance you can give?

Flying freeholds in New Beckenham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside New Beckenham you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in New Beckenham 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 a fortnight into a residential purchase having been recommend to a firm by the local agent to perform conveyancing in New Beckenham. I am am starting to be dissatisfied with the level of service. Could you help me find new lawyers?

A solicitor would need to be really bad to suggest changing them. Has the loan offer been issued? In the event that it has you need to inform them of the new contact details and ensure the offer are issued to the new lawyers. Your solicitor ideally needs to be on the banks approved list to avoid added costs and complications. So that should be your first question of the new solicitors. The search tool should assist you in finding a bank approved conveyancer for your conveyancing in New Beckenham

I am tempted by the attractive purchase price for a two flats in New Beckenham both have about fifty years left on the leases. Do I need to be concerned?

There are plenty of short leases in New Beckenham. The lease is a legal document that entitles you to use the premises for a period of time. As the lease shortens the marketability of the lease deteriorates and it becomes more expensive to acquire a lease extension. For this reason it is often a good idea to increase the term of the lease. It is often difficulties arise selling premises with a short lease because mortgage companies may be reluctant to lend money on properties of this type. Lease enfranchisement can be a protracted process. We recommend you seek professional assistance from a conveyancer and surveyor with experience in this area.

I am the registered owner of a split level flat in New Beckenham, conveyancing formalities finalised in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in New Beckenham with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 yearly. The lease ends on 21st October 50

With just 50 years unexpired we estimate the premium for your lease extension to be between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.

My father-in-law mentioned that before choosing a conveyancing firm they must be approved by your lender. It happens to be my first home move but I have an AIP via Halifax and I already have a high street conveyancing solicitor in New Beckenham at the ready. Will HSBC need an approved solicitor to be selected? If so, where do I find that list so I can choose a conveyancing solicitor in New Beckenham?

You need to instruct a solicitor that is on the HSBC panel. The simplest thing to do is telephone your preferred New Beckenham conveyancing lawyer and ask if they are on the HSBC panel. If they are not on the panel you have a number of choices open to you here:

• Carry on with your chosen New Beckenham but HSBC will undoubtedly instruct a on their approved list. This will result in additional cost and probable delay.
• Appoint a new to conduct the conveyancing, obviously checking they are on the HSBC conveyancing panel.
• Convince your to attempt to join the mortgage company panel.