How up to date is your search tool for Welton conveyancing solicitors on the Lloyds conveyancing panel? Do Lloyds send you an updated list?

Welton conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.

My uncle passed away 10 months ago and as sole heir and executor I was left the property in Welton. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this allowed?

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

We expect to receive a DIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Welton solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?

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

I am currently in the process of buying my council flat in Welton. I have a mortgage offer with Bank of Ireland. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.

I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Welton bank branch on a couple of occasions and was told it does not affect the mortgage offer and they will lend. My Welton conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their published requirements. I have no idea who is right.

The solicitor has to comply with the CML Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

Should our conveyancer be asking questions regarding flooding as part of the conveyancing in Welton.

Flooding is a growing risk for solicitors dealing with homes in Welton. There are those who purchase a house in Welton, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Lawyers are not best placed to offer advice on flood risk, but there are a number of searches that may be undertaken by the purchaser or by their solicitors which should figure out the risks in Welton. The conventional set of completed inquiry forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to discover whether the premises has historically flooded. If flooding has previously occurred which is not disclosed by the seller, then a buyer may issue a compensation claim as a result of such an incorrect answer. A buyer’s conveyancers should also commission an environmental search. This should reveal if there is a recorded flood risk. If so, more detailed investigations should be conducted.

I own a leasehold flat in Welton. Conveyancing was completed in last year. I have been told that I mustn’t allow the the remaining lease term to fall too short. Why is that a problem?

Welton domestic long term leases are for a fixed period - often 99 years when they commenced. However a significant flats in Welton were built or converted in the 70’s80’s and so these leases now have fewer than 80 years remaining. This may sound like plenty of time but Banks, Building Societies and other mortgage companies on the whole need leases to have a minimum of 75 years left to be mortgageable. This means that when you come to sell the property you will need to extend the term of your lease if you are nearing 75 years. To enhance the saleability of your property you should be thinking about whether or not to extend your lease well in advance of selling the property. You should note that there are significant benefits to taking action before the lease hits eighty years as when the lease falls below 80 years the premium you have to pay to extend starts to increase.