My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Flintshire. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this possible?
Where you plan to refinance then Leeds Building Society will require that you use a conveyancer on the Leeds Building Society 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 Leeds Building Society 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 Leeds Building Society mortgage is registered as a charge at the Land Registry.
My partner and I have arranged a further advance on our home loan from Aldermore as we intend to conduct a loft conversion to our house in Flintshire. Are we obliged to choose a local Flintshire solicitor on the Aldermore conveyancing panel to deal with the legals?
Aldermore would not normally appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore list.
I am expecting a OIP from TSB 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 TSB recommend any Flintshire solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Flintshire solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
I have instructed a Flintshire solicitor having checked that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Flintshire surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one near me in Flintshire I like with a park and station in the vicinity, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Flintshire for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will likely be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
My husband and I are 14 days into a freehold purchase having been recommend to solicitors by the selling agent to handle our conveyancing in Flintshire. I am am extremely frustrated with the level of service. Can you you assist me in finding new conveyancers?
A conveyancer would need to be really poor in order to consider diss instructing them. Has your mortgage offer been issued? If so you need to make them aware of the replacement conveyancer and have the loan are issued to the new lawyers. The solicitor ideally needs to be on the banks panel to avoid supplemental charges and delays. So that should be your starting point. Our find a solicitor tool should help you find a bank approved conveyancer for your home move in Flintshire
I have just started marketing my basement apartment in Flintshire.Conveyancing is yet to be initiated but I have recently received a quarterly service charge demand – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should clear the service charge as normal given that all rents and maintenance invoices will be apportionedon completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially