My wife and I have recently acquired a property in Pentre Halkyn. We have noticed several issues with the property which we believe were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been carried out as part of conveyancing in Pentre Halkyn?

The question is not clear as what problems have arisen and if they are relate to conveyancing in Pentre Halkyn. Conveyancing searches and investigations initiated during the legal transfer of property are supposed to help avoid problems. As part of the process, a seller fills in a document called a Seller’s Property Information Form. If the information ends up being incorrect, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Pentre Halkyn.

My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Pentre Halkyn. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this allowed?

Given you intend to re-mortgage then Santander will require that you use a conveyancer on the Santander 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 Santander 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 Santander mortgage is registered as a charge at the Land Registry.

Due to the encouragement of my in-laws I had a survey completed on a property in Pentre Halkyn in advance of appointing solicitors. I have been told that there is a flying freehold overhang to the property. The surveyor advised that some lenders will not give a loan on a flying freehold home.

It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Pentre Halkyn. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Pentre Halkyn to see if the conveyancing will be more expensive.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great price which is making it all the more appealing. I have subsequently found out that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Pentre Halkyn. Conveyancing lawyers have are about to be instructed. Will they explain the issues?

Most houses in Pentre Halkyn are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are buying in Pentre Halkyn so you should seriously consider looking for a Pentre Halkyn conveyancing practitioner and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the freeholder’spermission to conduct changes to the property. You may also be required to pay a contribution towards the maintenance of the communal areas where the property is part of an estate. Your conveyancer should appraise you on the various issues.

Pentre Halkyn Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing

Who are the managing agents? The answer will be useful as a) areas could cause problems for the block as the common areas may begin to deteriorate if services remain unpaid b) if the leaseholders have a dispute with the running of the building you will want to have full disclosure How much is the annual maintenance fee and ground rent?

What are my options where I am dissatisfied with the conveyancing practitioner who conducted our conveyancing in Pentre Halkyn?

Occasionally the level of service you receive is not as you expect, and unfortunately sometimes things do go wrong. However there is recourse where you were not happy with your conveyancing in Pentre Halkyn. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their governing body. If things still aren’t resolved you may consider enlisting the help of the Legal Ombudsman.