My grandmother passed away last year and as sole heir and executor I was left the property in Grangetown. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Aldermore, pay off the mortgage. Is this possible?

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

I need some quick conveyancing in Grangetown as I am under an ultimatum to sign on the dotted line inside one month. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?

As you are are a cash buyer you are at free not to have searches conducted although no lawyer would advise that you don't. Drawing on years of experience of conveyancing in Grangetown the following are instances of issues that can appear and adversely affect the marketability of the property: Enforcement Notices, Outstanding Fees, Outstanding Grants, Railway Schemes,...

How does conveyancing in Grangetown differ for new build properties?

Most buyers of new build premises in Grangetown contact us having been asked by the developer to sign contracts and commit to the purchase even before the property is ready to move into. This is because developers in Grangetown usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Grangetown or who has acted in the same development.

I work for a busy estate agent office in Grangetown where we have witnessed a number of leasehold sales put at risk as a result of short leases. I have been given conflicting advice from local Grangetown conveyancing solicitors. Please can you shed some light as to whether the seller of a flat can commence the lease extension process for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Grangetown Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to buying

What prohibitions are contained in the Grangetown Lease? Is the freehold reversion owned jointly by the leaseholders? This information is useful as a) areas could cause problems for the block as the communal areas may start to deteriorate if services remain unpaid b) if the leaseholders have a dispute with the running of the building you will want to have complete disclosure

The loan offer from a mortgage company for the refinancing of my 3 bedroom maisonette is expected by the end of next week. Are you able to recommend an efficient remortgage conveyancing law firm in Grangetown ?

This site is not designed to help in pursuit of the cheapest conveyancing in Grangetown. We can offer you excellent value conveyancing but we do not advertise as being the cheapest. Do not be fooled by companies offering £99 conveyancing in Grangetown.In your best case scenario, in going for cheap conveyancing, you will get what you pay for and at worst you will end up paying a lot in additional fee and still not get the service expected.