My partner and I are refinancing our maisonette in Holyhead with . We have a son 19 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the property is repossessed. I have two concerns (1) Is this form unique to the conveyancing panel as he never had to sign this form when we remortgaged 4 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?

First, rest assured that your conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to . This is solely used to protect if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

Can I use your services to recommend a Conveyancing solicitor in Holyhead even where I’m not purchasing or disposing of a house, for example if I intend to buy a shop in Holyhead with a loan from ?

The service is predominantly utilised to locate domestic conveyancing solicitors in Holyhead but we have set out at the bottom of this page a selection of Holyhead commercial conveyancing firms. You will need to speak with the firm directly to establish if they are also authorised to represent

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

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

Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Holyhead. Do I pick up the keys to the property on completion from my conveyancer? If this is the case, I will find a High Street conveyancing solicitor in Holyhead?

On the day of completion you will not be required to attend the conveyancers office in Holyhead. Your solicitors will electronically transfer the purchase money to the vendor’s lawyers, and once they have received this, you will be able to collect the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.

We are getting the release of further funds on our mortgage from as we intend to conduct alterations to our property in Holyhead. Do we need to select a local Holyhead solicitor on the conveyancing panel to deal with the legals?

don't usually instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the panel.

We expect to receive a AIP from this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do recommend any Holyhead solicitors on the conveyancing panel, or is it better to go independently?

You will need to appoint Holyhead solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

Frank (my husband) and I may need to sub-let our Holyhead garden flat temporarily due to a new job. We used a Holyhead conveyancing firm in 2002 but they have since shut and we did not have the foresight to get any guidance as to whether the lease allows us to sublet. How do we find out?

The lease governs relations between the landlord and you the leaseholder; in particular, it will say if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Holyhead do not prevent strict prohibition on subletting – such a provision would adversely affect the market value the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.

I inherited a garden flat in Holyhead, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Holyhead with over 90 years remaining are worth £165,000. The ground rent is £45 invoiced every year. The lease finishes on 21st October 50

With 50 years left to run the likely cost is going to span between £36,100 and £41,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information 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. You should not move forward placing reliance on this information without first getting professional advice.