I was told yesterday by my lender that my Denbigh solicitor is not on the lender Solicitor panel. How can I be sure if this is correct?
Your first step should be to call your Denbigh conveyancer. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they may recommend you to a Denbigh conveyancing firm that is on the conveyancing panel for your lender.
We wanted to use a conveyancing solicitor in Denbigh for our house purchase. Our financial adviser has since advised us that our mortgage company Santander won't deal with them. Why is this not regarded as unduly restrictive?
A lender may insist on a panel solicitor act for it. You would be liable to meet the charges for this. Do use our tool to select a solicitor to conduct conveyancing in Denbigh on the Santander conveyancing panel.
My partner and I have arranged the release of further funds on our home loan from Santander as we intend to conduct alterations to our home in Denbigh. Are we obliged to select a local Denbigh solicitor on the Santander conveyancing panel to deal with the paperwork?
Santander don't usually appoint a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.
We have agreed to purchase a house in Denbigh. An unusual aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Barclays your lawyer must follow the conveyancing instructions set out in Part two of UK Finance Lenders’ Handbook for Barclays. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and solicitors are required to report to Barclays where a lease does not comply with these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Denbigh.
Intending to buy a maisonette in Denbigh. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Denbigh property lawyer is on the Santander conveyancing panel.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Denbigh is the location of the property. What do you suggest?
Flying freeholds in Denbigh are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Denbigh you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Denbigh may determine 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 property.
I have been pointed in your direction by a number of estate agents in Denbigh to choose a property lawyer on your site. Is there a financial upside for Estate Agents to market your services over a competitor’s?
We refuse to make any referral fee for directing people in our direction. We found it would be just too difficult to pay a commission as home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
Back In 2006, I bought a leasehold flat in Denbigh. Conveyancing and Clydesdale mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Denbigh who acted for me is not around. Any advice?
The first thing you should do is contact the Land Registry to be sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to instruct a Denbigh conveyancing firm to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Denbigh Leasehold Conveyancing - A selection of Questions you should ask Prior to buying
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The prefered form of lease structure is if the freehold reversion is owned by the leaseholders. In this arrangement the leaseholders have control and notwithstanding that a managing agent is frequently retained where it is larger than a house conversion, the managing agent is directed by the tenants. What is the annual service fee and ground rent? Where a Denbigh lease has no more than eighty years it will impact the salability of the apartment. Check with your mortgage company that they are happy with remaining years on the lease. Leases with fewer than 80 years remaining means that you will most likely need a lease extension at some point and it is worth discovering what this will be. Remember, in most cases you will need to own the premises for a couple of years in order to be legally able to extend the lease.