I am hoping to receive a mortgage offer from Santander. My intention is to use a Licensed Conveyancer in Lampeter. Does the Santander Solicitor panel exclude Licensed Conveyancers?

The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Lampeter. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to , pay off the mortgage. Is this allowed?

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

Can I be sure that the Lampeter conveyancing solicitor on the panel is any good?

When it comes to conveyancing in Lampeter obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your transaction.

We have a mortgage agreed in principle with . Lampeter conveyancing solicitors were chosen. How long does it take for to forward the offer to the ?

There is no definitive answer here. Have completed the valuation? Have you advised as to your lawyers' details and checked that your lawyers are on the conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am currently in the process of buying my council flat in Lampeter. I have a mortgage agreed with . Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.

I am buying a new build apartment in Lampeter. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Lampeter

Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Lampeter Leasehold Conveyancing - Examples of Questions you should consider before Purchasing

You should want to discover as much as possible concerning the company managing the block as they will either make your life much easier or uncomfortable. Being a leasehold owner you will be in the clutches of the managing agents from a financial perspective and when it comes to day to day issues like the tidiness of the communal areas. Don't be afraid to ask prospective neighbours what they think of their management. On a final note, find out the dates that you are obliged pay the service charge to the managing agents and specifically what it includes. The prefered form of lease arrangement is if the freehold interest is in the ownership of the leaseholders. In this arrangement the tenants benefit from control and notwithstanding that a managing agent is often retained where the building is bigger than a house conversion, the managing agent is directed by the tenants.