I am looking for value for money conveyancer. Should I go for for a national conveyancer or a family Denbigh conveyancing solicitor?
Existing third party connections are another important factor to consider when appointing conveyancing lawyers. Denbigh law firms often have long term relationships with lenders and Denbigh, local authorities, valuers and other law firms meaning the whole process is going to be much smoother for you. Hosting specialist intelligence of the local area is an advantage.
I purchased a freehold property in Denbigh but nevertheless pay rent, why is this and what is this?
It is rare for properties in Denbigh and has limited impact for conveyancing in Denbigh but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
Over the last few months I have been searching for a flat up to £235,500 and found one close by in Denbigh I like with a park and transport links nearby, however it's only got 49 years unexpired on the lease. There is not much else in Denbigh in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
If you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you can request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
In my capacity as executor for the will of my father I am selling a property in Neath but reside in Denbigh. My conveyancer (approximately 200 kilometers from merequires that I sign a statutory declaration prior to completion. Could you suggest a conveyancing practitioner in Denbigh who can witness this legal document for me?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are Denbigh based
Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £425,000 flat in Denbigh in 10 days. The landlords agents has quoted £324 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Denbigh?
For most leasehold sales in Denbigh conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Completing pre-contract questions
Where consent is required before sale in Denbigh
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I purchased a 2 bed flat in Denbigh, conveyancing having been completed April 1995. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Denbigh with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease runs out on 21st October 2098
With 74 years left to run the likely cost is going to span between £8,600 and £9,800 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.
The conveyancers conducting our conveyancing in Denbigh has sent documents to review that show the land is unregistered with epitome documents. Surely all houses in Denbigh should be registered?
Although most properties in Denbigh are now registered with HMLR there are still a few that remain unregistered. Any property in Denbigh that has been transferred since the late 1980’s will have been registered at the HMLR under the compulsory ‘first registration’ scheme. However, if a Denbigh property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Plenty of Denbigh conveyancing lawyers will be familiar with this type of conveyancing but in the event that uncertainty exists the prevailing proposition presently is for the current owners to address the registration formalities first and thereafter sell - this will predictably cause a drawn-out transaction.