My grandfather passed away six months ago and as sole heir and executor I was left the house in Blaenau Ffestiniog. 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 Skipton, pay off the mortgage. Is this possible?

If you plan to refinance then Skipton will require that you use a conveyancer on the Skipton 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 Skipton 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 Skipton mortgage is registered as a charge at the Land Registry.

Have completed on a a semi-detached house in Blaenau Ffestiniog , how long will it take for the Land Registry to register my ownership? My Blaenau Ffestiniog conveyancing solicitor has been painfully slow, so I want to be certain that my name is registered.

There is nothing unique when it comes to conveyancing in Blaenau Ffestiniog registration formalities. As opposed to being determined by geographic area, timescales can differ depending on the party submitting the application, whether there are errors and whether the Land registry need to notify any third persons or bodies. Currently approximately 80% of such applications are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Registration is effected once the purchaser is living at the property so 'speed' is not typically an essential issue but where it is urgent that the the registration takes place urgently then you or your lawyers must contact the land registry and explain the circumstances.

I opted to have a survey done on a house in Blaenau Ffestiniog in advance of appointing solicitors. I have been advised that there is a flying freehold element to the property. The surveyor has said that some banks will not issue a mortgage on a flying freehold house.

It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. If you call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Blaenau Ffestiniog. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Blaenau Ffestiniog to see if the conveyancing will be more expensive.

I need to instruct a conveyancing practitioner in Blaenau Ffestiniog for my home move. Is there any facility to review a solicitor's record with the legal regulator?

One can read published Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator could monitor telephone calls for training requirements.

Midway through the sale of a leasehold flat in Blaenau Ffestiniog. Conveyancing is fine but we are being charged a fortune by the landlord. To date we have forked out £237 for a leasehold management pack and then a further £118 for responses to questions supplied by the purchaser's property lawyer.

Your conveyancer will not have any sway over the extent of the fee for this information however the average fee for the information for Blaenau Ffestiniog leasehold property is £355. For Blaenau Ffestiniog conveyancing deals it is conventional for the seller to pay for these costs. The landlord or their agents are under no statutory obligation to address these questions most will agree to do so - albeit often at high prices where the fees bear little relation to the work involved. Regretfully there is no legislation that mandates capped fees for administrative tasks. Neither is there any set time frame by which they are obliged to provide the information.