My uncle passed away last year and as sole heir and executor I was left the property in Llantwit Fardre. 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 , pay off the mortgage. Is this allowed?

Given 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.

We are purchasing a 3 bedroom semi in Llantwit Fardre. The intention is to convert the garage to an office at the house.Will the conveyancing process include investigations to determine if these works are prohibited?

Your property lawyer will check the registered title as conveyancing in Llantwit Fardre will on occasion reveal restrictions in the title deeds which prohibit certain alterations or need the consent of a 3rd party. Certain works need local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.

Is it correct that all Llantwit Fardre CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing list of approved solicitors?

A selection of banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

My wife and I are spending time viewing houses in Llantwit Fardre and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a mortgage with .

It would be wise to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are taking out a mortgage with , make sure you remember to check that your lawyer is on the conveyancing panel.

I have been on the look out for a flat up to £235,500 and identified one near me in Llantwit Fardre I like with open areas and transport links nearby, the downside is that it only has 52 years unexpired on the lease. There is not much else in Llantwit Fardre suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a home loan that many years will be an issue. Discount the offer by the anticipated 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 then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

My husband and I are FTB’s - had an offer accepted, yet the selling agent informed us that the owners will only move forward if we instruct the agent's chosen lawyers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a high street conveyancer who is accustomed to conveyancing in Llantwit Fardre

It is highly unlikely the vendors are driving this. Should the seller desire ‘a quick sale', turning down a genuine purchaser is going to damage their objectives. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you are going to instruct your preferred Llantwit Fardre conveyancing solicitors - not the ones that will give the estate agent a commission or hit his conveyancing thresholds pre-set by senior management.

Llantwit Fardre Leasehold Conveyancing - Examples of Queries before Purchasing

You should be aware if it is fewer than eighty years it will impact the value of the flat. Check with your lender that they are willing to go ahead with the loan given the lease term. A short lease means that you will almost definitely have to extend the lease sooner rather than later and you need to have some idea of what this would cost. Remember, in most cases you will be required to have been the owner of the residence for a couple of years before you are legally able to extend the lease. What restrictions are there in the Llantwit Fardre Lease? How much is the service charge and ground rent on the flat?