My aunt passed away six months ago and as sole heir and executor I was left the house in Buckley. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this allowed?

If you intend to refinance then UBS will insist on your using a conveyancer on the UBS 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 UBS 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 UBS mortgage is registered as a charge at the Land Registry.

I just acquired a flat at auction in Buckley. Conveyancing is necessary. What is next?

Given that you have now to all intents and purposes signed on the dotted line you should instruct a conveyancing practitioner as a matter of priority as you are facing a fast approaching a fixed date to complete the property. Every auction property should have an associated auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You should pass this on to the conveyancer working for you at the earliest opportunity. Do make sure that your finances are organised to complete the transaction on the set completion date.

I happen to be the sole beneficiary of my late father’s estate and I have everything in my name alone, including the my former home in Buckley. The Buckley property was put into my name in January. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship could be considered the same way as if I'd bought the property 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 may be affected by that. How practical a view mortgage companies take of it, depend on the lender as this obligation is primarily there to pick up on subsales or the wholesaling and assigning of property.

The formalities of my purchase has taken place for my property in Buckley. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Due to the advice of my in-laws I had a survey completed on a house in Buckley in advance of instructing lawyers. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some lenders may not grant a loan on such a property.

It depends who your proposed lender is. Santander has different instructions from Halifax. Should you wish to call us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Buckley. Conveyancing may be slightly more expensive based on your lender's requirements.

I am four weeks into a residential purchase having been recommend to conveyancers by the high street agent to handle our conveyancing in Buckley. I am am extremely dissatisfied with the quality of service. Can you you assist me in finding new solicitors?

A lawyer would need to be very bad in order to consider changing them. Has your loan offer been generated? In the event that it has you need to make them aware of the replacement conveyancer and have the loan are re-issued. Your conveyancer should be on the mortgage company approved list to avoid added fees and delays. That should be your first question of the new lawyers. Our search tool should help you find a lender approved solicitor for your conveyancing in Buckley

I've recently bought a leasehold flat in Buckley. Am I liable to pay service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Buckley - Sample of Queries Prior to Purchasing

Are there any major works in the near future that will add a premium to the service charges? How much is the ground rent and service charge? The best form of lease arrangement is if the freehold interest is in the ownership of the leaseholders. In this situation the lessees benefit from control and although a managing agent is often retained where the building is larger than a house conversion, the managing agent employed by the leaseholders.