My aunt passed away 10 months ago and as sole heir and executor I was left the property in Dyffryn Ardudwy. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this allowed?

Where you intend to refinance then RBS will require that you use a conveyancer on the RBS 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 RBS 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 RBS mortgage is registered as a charge at the Land Registry.

I am assisting my aunt sell her flat in Dyffryn Ardudwy. Does the solicitor arrange the energy assessment or it is for the owner to see to?

After the abolition of HIPs, EPC’s was retained a mandatory element of moving property. An EPC should be to hand prior to the property being marketed. This is not something that lawyers normally arrange. Where you are instructing a Dyffryn Ardudwy conveyancing lawyer they may be willing to arrange EPC’s given their contacts with reputable Dyffryn Ardudwy energy assessors

Is there a list of Coventry BS panel conveyancers in Dyffryn Ardudwy on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings visible online. If you are looking for a Dyffryn Ardudwy property lawyer on the Coventry BS please make the most of our facility.

The mortgage over my property is with Santander for my property in Dyffryn Ardudwy. Conveyancing has been completed 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?

Santander must be informed of your intention in advance of letting out your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. You need not do this via a Santander conveyancing panel lawyer.

Am I best advised to go with a Dyffryn Ardudwy conveyancing practitioner who is local to the property I am buying? We have a good friend who can execute the legal work however her office is over three hundred kilometers drive away.

The primary upside of using a high street Dyffryn Ardudwy conveyancing practice is that you can visit the firm to sign documents, hand in your ID and pester them where appropriate. Having local Dyffryn Ardudwy know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and they were impressed that must surpass using an unfamiliar Dyffryn Ardudwy conveyancing lawyer just because they are Dyffryn Ardudwy based.

My partner and I may need to sub-let our Dyffryn Ardudwy ground floor flat for a while due to a new job. We instructed a Dyffryn Ardudwy conveyancing practice in 2003 but they have closed and we did not think at the time get any guidance as to whether the lease permits subletting. How do we find out?

Some leases for properties in Dyffryn Ardudwy do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I purchased a 1st floor flat in Dyffryn Ardudwy, conveyancing formalities finalised 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Dyffryn Ardudwy with a long lease are worth £211,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2092

With just 67 years remaining on your lease we estimate the price of your lease extension to span between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.

My wife and I are looking at buying our first property in Dyffryn Ardudwy. Can you recommend a good Dyffryn Ardudwy conveyancing practitioner that will act for us as well as act for Leeds Building Society?

LenderPanel.com is restricted to being a directory service for conveyancing practitioners who wish to be listed as being on the approved conveyancing panel for Leeds Building Society in certain locations for example Dyffryn Ardudwy . Our intention is not to recommend any particular conveyancing practitioner.