My aunt passed away six months ago and as sole heir and executor I was left the property in Oswestry. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this possible?

Given you plan to refinance then HSBC will insist on your using a conveyancer on the HSBC 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 HSBC 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 HSBC mortgage is registered as a charge at the Land Registry.

I need some fast conveyancing in Oswestry as I am under an ultimatum to complete inside 2 weeks. A home loan is not required. Can I avoid the conveyancing searches to save money and time?

If.Given you are are a cash buyer you are at liberty not to have searches carried out although no conveyancer would recommend that you don't. With lots of history conveyancing in Oswestry the following are examples of issues that can show up and therefore impact future saleability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Road Schemes,...

Have purchased a a detached house in Oswestry , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Oswestry conveyancing solicitor works at snail pace, so I want to be sure that my purchase is recorded.

There is nothing unique about conveyancing in Oswestry registration formalities. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether it is in order and if the Land registry need to notify any third parties. As of today approximately three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be protracted hold-ups. Historically registration occurs once the new owner is living at the property therefore post completion formalities is not always an essential issue yet if there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.

How does conveyancing in Oswestry differ for new build properties?

Most buyers of new build residence in Oswestry approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in Oswestry typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Oswestry or who has acted in the same development.

Whilst your website is a good idea there are many lawyers listed near Oswestry being on the bank conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our lender?

We are not in the business of recommending one firm above another as the right Oswestry conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Oswestry knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..