My grandmother passed away six months ago and as sole heir and executor I was left the property in Llanfairfechan. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this possible?

Given you intend 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.

I am aiming to move property in May. Will my conveyancing solicitor call the removal company on the day of completion. As an aside, can you put forward a removal company in Llanfairfechan. Conveyancing solicitor was chosen prior to coming across your website.

On the afternoon of completion you can pick up the keys from your property agent however this should only take place once the vendors solicitors confirm to the agent that the monies to complete are in and the keys can be collected. You will need to inform the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can help you choose a residential property solicitor in Llanfairfechan or a firm that specialises in conveyancing in Llanfairfechan.

I am the only recipient of my late mum's estate with all property in now in my sole name, including the house in Llanfairfechan. The Llanfairfechan property was put into my name in January. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership may be considered the same way as though I had purchased the house in January. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. Some mortgage companies would take a sensible view as this requirement is primarily there to identify subsales or the wholesaling and assigning of property.

When it comes to lenders such as Nottingham, do Llanfairfechan solicitors incur an annual charge to be on the conveyancing panel?

We are unaware of any lender fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

Are there restrictive covenants that are commonly identified as part of conveyancing in Llanfairfechan?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Llanfairfechan. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Is it simple use the search facility to select a conveyancing practitioner in Llanfairfechan on the authorised to act for my mortgage?

Step one is to pick a bank such as Lloyds TSB Bank, Leeds Building Society or Aldermore then choose your location a common one being Llanfairfechan. Conveyancing organisations in Llanfairfechan and further afield should be listed.

Expecting to exchange soon on a leasehold property in Llanfairfechan. Conveyancing lawyers have said that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Llanfairfechan should include some of the following:

What options are open to you if an adjoining owner breaches a clause of their lease? Repair and maintenance of the premises Alterations to the flat Whether your lease provides for a slush account for major works? Specifying your legal entitlements in relation to the communal areas in the block.E.G., does the lease grant a right of way over a path or hallways?

I am the registered owner of a 2 bed flat in Llanfairfechan, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Llanfairfechan with an extended lease are worth £202,000. The ground rent is £60 per annum. The lease ceases on 21st October 2076

With 57 years unexpired we estimate the premium for your lease extension to span between £28,500 and £33,000 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.