We see that you have a post code search directory listing solicitors on the Yorkshire BS conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Coedpoeth?

We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Coedpoeth.

My grandfather passed away last year and as sole heir and executor I was left the property in Coedpoeth. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this possible?

If you plan to re-mortgage then Skipton will require that you use a conveyancer on the Skipton 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 Skipton 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 Skipton mortgage is registered as a charge at the Land Registry.

I am buying a new build house in Coedpoeth with a loan from Norwich and Peterborough Building Society. The builders would not move on the price so I negotiated 6k of extras instead. The house builders rep suggested that I not reveal to my lawyer about the deal as it may put at risk my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

In my capacity as executor for the estate of my grandfather I am disposing of a house in Monmouth but reside in Coedpoeth. My lawyer (approximately 250 miles awayhas requested that I execute a stat dec before the transaction finalising. Can you recommend a conveyancing practitioner in Coedpoeth to witness and place their company stamp on the document?

strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are Coedpoeth based

I am employed by a reputable estate agency in Coedpoeth where we have experienced a number of flat sales derailed due to leases having less than 80 years remaining. I have been given conflicting advice from local Coedpoeth conveyancing solicitors. Please can you confirm whether the owner of a flat can initiate the lease extension formalities for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I own a leasehold flat in Coedpoeth, conveyancing formalities finalised in 1998. Can you work out an approximate cost of a lease extension? Equivalent flats in Coedpoeth with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ceases on 21st October 2095

With 70 years remaining on your lease we estimate the premium for your lease extension to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.