My grandmother passed away six months ago and as sole heir and executor I was left the house in St James's. 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 possible?

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.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. St James's is where the house is located. Can you shed any light on this issue?

Flying freeholds in St James's are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St James's you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St James's may ascertain 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 residence.

How easy is it to change conveyancer as I need to select a firm on the conveyancing list. I was using a high street conveyancing solicitor in St James's round the corner but he is not approved by

We will our best to assist in finding you a conveyancing solicitor in St James's on the panel. Please note that the solicitors that we on the directory do not pay us commission if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in St James's. In making use of search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in St James's.

In my capacity as executor for the estate of my aunt I am selling a property in Swansea but live in St James's. My lawyer (approximately 260 miles from merequires that I execute a statutory declaration ahead of completion. Can you recommend a conveyancing solicitor in St James's to witness this legal document for me?

strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are St James's based

I am just shy of a 10% deposit on my apartment purchase in St James's , but I am anxious proceed. Do I have options?

You can accept a smaller deposit. Many vendors will accept a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second