I am buying a flat and require a conveyancing solicitor in Deeside who is on the conveyancing. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for in certain locations such as Deeside. We dont recommend any particular firm.

I have today made my last payment due on my mortgage with . I assume I don't need a Deeside on the panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the mortgage from the register. , and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

I have a mortgage with for my property in Deeside. Conveyancing was finalised months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform ?

Your original mortgage agreement with will provide that you need their approval in advance of renting your property as this is likely to be a breach of ’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact directly. You need not do this via a conveyancing panel lawyer.

I have finally had an offer on a maisonette in Deeside agreed to, but there is a chain. The owners have offered on a flat, but it’s not yet agreed to, and are looking at other flats in the pipeline. I have instructed a local conveyancing solicitor in Deeside. What should be my next step? At what stage should I apply for the mortgage with ?

It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then survey, Deeside conveyancing search charges, etc). First, you should ensure that your is on the conveyancing panel. Concerning the subsequent stages this very much depends on the uniqueness of your transaction, desire for the property and on the state of the market. In a buoyant market many purchasers will apply for the mortgage with and arrange for the valuation and only if it was satisfactory would they ask their to press on with searches.

My brother has recommend that I appoint his conveyancing solicitors in Deeside. Should I find my own property lawyer?

Much as we are happy to recommend a Deeside conveyancing lawyer the ideal way to choose a conveyancing lawyer is to get recommendations from friends or relatives who have actually previously instructed the solicitor that you are considering.

My wife and I purchased a leasehold flat in Deeside. Conveyancing and mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Deeside who acted for me is not around. Any advice?

The first thing you should do is make enquiries of HMLR to make sure that the individual claiming to own the freehold is in fact the new freeholder. There is no need to incur the fees of a Deeside conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I bought a leasehold flat in Deeside, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Deeside with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 50

You have 50 years unexpired the likely cost is going to span between £36,100 and £41,800 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.

I happen to be an executor of my recently deceased mum’s Will, with a house in Deeside which is to be marketed. The house is unregistered at HMLR and I'm advised that some purchasers will insist that it is completed before they will move forward. What's the mechanism for this?

In the situation you refer to it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.