My grandmother passed away six months ago and as sole heir and executor I was left the property in Rhyl. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to , pay off the mortgage. Is this possible?

If you plan to re-mortgage then will insist on your using 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.

I'm purchasing a new build house in Rhyl with the aid of help to buy. The sellers would not budge the amount so I negotiated 6k of extras instead. The estate agent advised me not to tell my lawyer about the extras as it could put at risk my loan with . Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, chain free conveyancing. Rhyl is where the house is located. What do you suggest?

Flying freeholds in Rhyl are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rhyl you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rhyl may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Given that I am about to part with £400,000 on a property in Rhyl I would like to have a conversation with the conveyancer regarding thetransaction in advance of giving the go ahead to the firm. Is this something that you can arrange?

Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor due to be carrying out your property ownership legalities in Rhyl.There is no ‘factory style conveyancing’ - every client is unique individual, not a file number. The law firms that we put you in touch with believe that the figure you are quoted for residential conveyancing in Rhyl should be the figure that you are charged.

I am using a search engine for the words conveyancing in Rhyl it shows results of many solicitorsin the vicinity. With so much choice what is the best way to find the right solicitor for the sale of my house?

The best way of seeking a suitable conveyancer is via personal testimonial, so seek the opinion of friends and those you trust who have bought a property in Rhyl or a reputable estate agent or mortgage broker. Fees for conveyancing in Rhyl vary, so it's a good idea to request a minimum of four fee calculations from different solicitors. Dont forget to clarify that the fees are fixed.