I plan on purchasing property in Welshpool. My lawyer is not listed on the lender conveyancing panel. Can I still appoint my Welshpool conveyancing solicitor even though they are excluded from the mortgage company panel of approved conveyancing solicitors?

You must instruct a solicitor to complete the legal work required when you take out a loan to purchase your home. The solicitor will conduct all the appropriate legal checks on the property, make sure that you will be registered as proprietor and ensure that all the necessary mortgage documentation is dealt with. One could appoint a Welshpool solicitor of your choosing. However, where the property lawyer appointed is not a member of the bank conveyancing panel further costs will be levied as separate legal representation will be required by them. Bank panel applications can be submitted, so if your lawyer has not previously applied for membership they should do so.

My aunt passed away last year and as sole heir and executor I was left the property in Welshpool. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this allowed?

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

Over the last few months I have been searching for a flat up to £305k and identified one close by in Welshpool I like with amenity areas and transport links nearby, the downside is that it only has 49 years on the lease. I can't really find anything else in Welshpool for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you require a mortgage the shortness of the lease may be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.

I need to appoint a conveyancing solicitor for remortgage conveyancing in Welshpool. I have discover a web site which seems to have the ideal answer If there is a chance to get all formalities done via phone that would be ideal. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Do you have any top tips for leasehold conveyancing in Welshpool with the purpose of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Welshpool can be reduced where you appoint lawyers the minute your agents start marketing the property and ask them to put together the leasehold documentation needed by the buyers’ conveyancers.
If you are supposed to have a share in the freehold, you should ensure that you have the original share document. Organising a new share certificate can be a lengthy formality and frustrates many a Welshpool home move. Where a duplicate share certificate is needed, do contact the company officers or managing agents (if relevant) for this sooner rather than later. If you have had any disputes with your freeholder or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be warry about purchasing a flat where a dispute is unsettled. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to present the dispute as historic rather than unresolved. The majority of landlords or managing agents in Welshpool charge for supplying management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Welshpool.

Leasehold Conveyancing in Welshpool - A selection of Questions you should ask before buying

What is the the remaining lease term? Please tell me if there are any major works in the near future that will add a premium to the service charges?