My grandfather passed away six months ago and as sole heir and executor I was left the property in Llanfairfechan. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this possible?
Where you plan to re-mortgage then Barclays will require that you use a conveyancer on the Barclays 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 Barclays 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 Barclays mortgage is registered as a charge at the Land Registry.
My bid for a property was accepted at auction in Llanfairfechan. Conveyancing is required. What are my next steps?
Given that you are now for all intents and purposes signed on the dotted line you must choose a conveyancing lawyer as a matter of urgency as you now have a fast approaching deadline in which to complete the conveyancing. An auction property should have a bespoke legal pack. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You should pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding in order to complete on the on the contractual date .
We expect to receive a AIP from UBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Llanfairfechan solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Llanfairfechan solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I have finally had an offer on an apartment in Llanfairfechan accepted, the sellers do however have an associated purchase. The owners have put an offer on somewhere, however it’s not yet agreed to, and have viewings of other properties in the pipeline. I have instructed a high street conveyancing solicitor in Llanfairfechan. What do I do now? At what stage should I apply for the mortgage with Aldermore?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then valuation, Llanfairfechan conveyancing search fees, etc). First, you should check that your property lawyer is on the Aldermore approved list. As to the next phase this very much depends on the circumstances of your case, attraction to this property and on the state of the market. In a buoyant market some buyers would apply for the mortgage with Aldermore and arrange for the valuation and only if it was satisfactory would they request their property lawyer to move forward with searches.
I am downsizing from our house in Llanfairfechan and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a national conveyancing outfit as opposed to a conveyancing solicitor in Llanfairfechan. We have lived in Llanfairfechan for three years we know of no issue. Should we contact our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I have recentlyfound out that Stirling Law have been shut down. They conducted my conveyancing in Llanfairfechan for a purchase of a leasehold apartment 9 months ago. How can I establish that the property is registered correctly in the name of the previous owner?
The easiest method to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Llanfairfechan conveyancing specialists.
What does commercial conveyancing in Llanfairfechan cover?
Non domestic conveyancing in Llanfairfechan covers a wide array of advice, given by qualified solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
I have just started marketing my basement apartment in Llanfairfechan. Conveyancing has not commenced, however I have just received a quarterly maintenance charge demand – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as you normally would because all ground rent and service invoices will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I own a ground floor flat in Llanfairfechan, conveyancing formalities finalised in 2012. How much will my lease extension cost? Equivalent flats in Llanfairfechan with an extended lease are worth £265,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2101
With 76 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.