My uncle passed away last year and as sole heir and executor I was left the property in Soham. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this allowed?

If you plan to re-mortgage then Santander will require that you use a conveyancer on the Santander 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 Santander 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 Santander mortgage is registered as a charge at the Land Registry.

There are plenty of conveyancing solicitors in Soham but how do I know who's good?

We would encourage you not to go for the lowest Soham conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Soham. Do I collect the keys to the property on the completion date from my solicitor? If this is the case, I will use a High Street conveyancing solicitor in Soham?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you will be able to collect the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.

We were going to get a OIP from Santander this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Soham solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?

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

We are close to exchanging contracts on the sale of our house in Soham and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the buyers instructed a nationwide conveyancing firm as opposed to a conveyancing solicitor in Soham. We have lived in Soham for three years we know of no issue. Do we get in touch with our local Authority to get confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Soham is the location of the property. Can you shed any light on this issue?

Flying freeholds in Soham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Soham you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Soham 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 property.

My wife and I have chosen a Soham conveyancing solicitor for our house purchase (FTB’s) and have picked up in the terms and conditions that they are not regulated by the FCA. Need I be concerned or is that standard with conveyancer?

We can't see why they should be. Most conveyancing practitioner don't lend money. You should check that they are governed by the SRA, who dictate stringent rules regulating funds held by them.