My aunt passed away last year and as sole heir and executor I was left the house in Flintshire. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this possible?

If you intend to refinance then Clydesdale will require that you use a conveyancer on the Clydesdale 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 Clydesdale 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 Clydesdale mortgage is registered as a charge at the Land Registry.

I am being advised by my conveyancer that lack of building regulations insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Flintshire?

The right level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and Leeds Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.

My wife and I have organised the release of further funds on our home loan from Nationwide as we want to carry out renovations to our property in Flintshire. Do we need to choose a high street Flintshire solicitor on the Nationwide conveyancing panel to handle the paperwork?

Nationwide don't usually require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide panel.

My offer was accepted on an apartment in Flintshire on 10/9/2024, valuation was booked 2 days later, all came back fine. Conveyancer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Skipton and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Skipton conveyancing panel. Are Skipton entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am purchasing my first flat in Flintshire benefiting from help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of extras instead. The sale representative told me not disclose to my conveyancer about this side-deal as it would impact my loan with Leeds Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Do I need to be wary about estate agents that I am dealing with are encouraging me to use an online conveyancing firm as opposed to a local Flintshire conveyancing practice?

As is the case with lots of service providers, often suggestions from family and friends can be most helpful. Nevertheless there are numerous players in a conveyancing matter; estate agents, financial adviser and mortgage companies may suggest solicitors to use. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying commercial relationship behind the endorsement. You are at liberty to select your preferred conveyancer. However, bear in mind that many banks have an approved list of lawyers you must use for the lender aspect of your conveyancing.

I own a leasehold house in Flintshire. Conveyancing and Accord Mortgages Ltd mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Flintshire who acted for me is not around. What should I do?

The first thing you should do is contact the Land Registry to make sure that this person is indeed the new freeholder. It is not necessary to instruct a Flintshire conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Flintshire Leasehold Conveyancing - A selection of Questions you should consider before buying

The best form of lease arrangement is a share of the freehold. In this scenario the leaseholders benefit from control and even though a managing agent is usually retained where the building is larger than a house conversion, the managing agent retained by the leaseholders. It would be sensible to discover if there is anything that is prohibited in the lease. For example it is fairly common in Flintshire leases that pets are not allowed in certain buildings in Flintshire. If you love the flatin Flintshire yet your cat is not allowed to make the move with you then you will be presented with a hard compromise. How many of the leaseholders are in arrears for their service charge payments?