I am in the throes of swapping over from my domestic loan to a Buy to Let Virgin Money mortgage. I was told by my financial advisor that I must appoint a solicitor as part of the process. I got in contact with my previous Dunvant conveyancing solicitor who acted on my behalf when I previously bought the house. The costs illustration they've given of just over five hundred pounds has taken me by surprise as its a refinance than a sale or purchase.

The estimate does seem a tad steep. Where you are prepared to invest time scrutinising prices you may be able to decrease the fees slightly by as much as £125. On the other hand, assuming were content with the assistance the firm gave you couldlive to regret opting for an an untested lawyer. If is important to be sure the conveyancer can represent Virgin Money. Do make use of our search tool to locate a Dunvant conveyancing firm on the Virgin Money approved list of lawyers, which can often include conveyancing solicitors in Dunvant.

My uncle passed away 10 months ago and as sole heir and executor I was left the property in Dunvant. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this allowed?

Given you intend to re-mortgage then Bank of Ireland will insist on your using a conveyancer on the Bank of Ireland 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 Bank of Ireland 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 Bank of Ireland mortgage is registered as a charge at the Land Registry.

About to purchase a new build flat in Dunvant. Conveyancing is necessary evil 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 few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Dunvant

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I am looking for a ground for flat up to £305k and found one close by in Dunvant I like with open areas and railway links in the vicinity, the downside is that it's only got 61 years on the lease. There is not much else in Dunvant suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a mortgage that many years will be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.

I own a leasehold house in Dunvant. Conveyancing and Virgin Money mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1992. The conveyancing solicitor in Dunvant who acted for me is not around. Any advice?

First contact the Land Registry to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Dunvant conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Dunvant - Sample of Queries before buying

If a Dunvant lease has no more than 80 years it will affect the value of the property. It is worth checking with your mortgage company that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will most likely require a lease extension at some point and you need to have some idea of how much this will be. For most Dunvantlease extensions you would be be obliged to have been the owner of the premises for two years before you are entitled to extend the lease. How much is the maintenance charge and ground rent on the apartment? This information is useful as a) areas may cause problems for the block as the communal areas may begin to deteriorate if maintenance are not paid for b) if the leaseholders have a dispute with the running of the building you will need to have all the details