My grandmother passed away last year and as sole heir and executor I was left the property in Brecon Beacons. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this allowed?

Where you plan to refinance then Kent Reliance will insist on your using a conveyancer on the Kent Reliance 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 Kent Reliance 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 Kent Reliance mortgage is registered as a charge at the Land Registry.

We are buying a flat in Brecon Beacons. I might seem paranoid but how we can trust a lawyer? At some point we have to put our life savings into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I can not work out if my bank requires a lease extension. I have called into my local Brecon Beacons bank branch on a couple of occasions and was advised it wasn't a problem and they will lend. My Brecon Beacons conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

As long as the property lawyer is on the bank approved list, she or he must follow the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Skipton have agreed my home loan in principle, my bid on a property in Brecon Beacons has been accepted, now what?

The estate agent will wish to be advised as to your conveyancer's details (ensure that the solicitors are on the lender’s approved list). Telephone Skipton or your broker and finalise any appropriate documentation. Skipton will sellect a valuer who will get in contact with the estate agent or vendor to book an appointment. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. Skipton will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Brecon Beacons.

We are buying a house and the solicitor has identified Chancel Repair to which the property could be obligated to contribute to given it’s proximity to the area of such a church. She has mentioned insurance. Is this strictly warranted for conveyancing in Brecon Beacons

Unless a prior purchase of the premises completed post 12 October 2013 you could assume that lawyers carrying out conveyancing in Brecon Beacons to continue to advocate a chancel search and or insurance against a claim.

I'm purchasing my first flat in Brecon Beacons with a mortgage from Bank of Ireland. The builders refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not reveal to my conveyancer about this side-deal as it will adversely affect my loan 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.

I am hoping to sign contracts shortly on a studio apartment in Brecon Beacons. Conveyancing solicitors inform me that they will have a report out to me on Monday. What should I be looking out for?

Your report on title for your leasehold conveyancing in Brecon Beacons should include some of the following:

The total ownership of the demise. This could be the apartment itself but might include a roof space or storage are if appropriate. It needs to be made clear to you whether the lease permits you to add or improve aspects of the flat- you must know whether it relates to all alterations or just structural alteration, and whether consent is mandated necessary Are pets allowed in the flat? Ground rent - what is due and what the invoice dates are, and be on notice if this will change in the future Where does the liability rest to repair and maintain the block. It is essential that you know who is duty bound to repair and maintenance of every part of the building

Leasehold Conveyancing in Brecon Beacons - A selection of Queries Prior to buying

On the whole the cost for major works are not wrapped into the maintenance charges, albeit that a few managing agents in Brecon Beacons require leaseholders to contribute towards a reserve fund and this is used to offset against major repairs or maintenance. Plenty Brecon Beacons leasehold flats will be liable to pay a service charge for the upkeep of the block set by the management company. Should you acquire the apartment you will have to pay this liability, normally in instalments accross the year. This may vary from a few hundred pounds to thousands of pounds for buildings with lifts and large common areas. In all likelihood there will be a rentcharge to be met annual, this is usually not a large amount, say about £25-£75 but you should to enquire it because sometimes it could be many hundreds of pounds. The answer will be helpful as a) areas could result in problems in the building as the communal areas may begin to deteriorate if maintenance remain unpaid b) if the leaseholders have a dispute with the running of the building you will need to know about it