My aunt passed away 10 months ago and as sole heir and executor I was left the house in Trefnant. 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 Clydesdale, pay off the mortgage. Is this allowed?

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

Are all Trefnant Conveyancing Quality Solicitors on the Aldermore conveyancing list of approved solicitors?

Some major lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

I have today made my last payment due on my mortgage with UBS. I assume I don't need a Trefnant conveyancer on the UBS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where UBS has sent the Land Registry the discharge electronically, and
3. UBS has instructed the Land Registry to do so

My offer on a house in Trefnant has been agreed to, but there is a chain. The sellers have offered on on an apartment, however it’s not yet agreed to, and have viewings of other apartments booked. I have instructed a local conveyancing solicitor in Trefnant. What should be my next step? At what point do I apply for the mortgage with Co-operative?

It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of one thousand pounds, then survey, Trefnant conveyancing search fees, etc). The first course of action is to check that your property lawyer is on the Co-operative approved list. As to the next stages this very much depends on the specifics of your case, desire for this property and on the state of the market. During a hot market the majority of purchasers will apply for the mortgage with Co-operative and arrange for the valuation and only if it was satisfactory would they pay their property lawyer to move forward with the conveyancing in Trefnant.

About to purchase a new build flat in Trefnant. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Trefnant

Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

How can the Landlord & Tenant Act 1954 impact my business premises in Trefnant and how can your lawyers assist?

The particular law that you refer to gives protection to commercial lessees, giving them the right to apply to court for a renewal tenancy and remain in occupation at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Trefnant

I am using a search engine for the phrase conveyancing in Trefnant it shows results of numerous property lawyersin the area. With so much choice what is the best way to find the suitable property lawyer for the sale of my house?

The ideal way of seeking the right conveyancer is via personal recommendation, so ask friends and those you trust who have purchased a property in Trefnant or a local estate agent or mortgage broker. Costs for conveyancing in Trefnant differ, so it's a good idea to secure at least four quotes from varying types of solicitors. Be sure to obtain confirmation that the costs are guaranteed not to increase.