It has come to my attention via my mortgage adviser that my Denbigh lawyer is not on the mortgage company Conveyancing panel. How can I be certain whether this is indeed the case?
The first thing you need to do is to contact your Denbigh lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
Is there a reason why leasehold purchase conveyancing in Denbigh costs more?
Denbigh leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
My fiance and I are hoping to buy a 1 bedroom flat in Denbigh with a mortgage from Bank of Ireland.We like our Denbigh conveyancing lawyer but Bank of Ireland advised that she’s not listed on their "panel". It seems we are left with little choice but to instruct a Bank of Ireland panel solicitor or keep our high street solicitor and fork out for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. The loan issued to you contains terms and conditions, one of which will be that conveyancers needs to be on the Bank of Ireland solicitor panel. in the past, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Bank of Ireland
A friend informed me that in buying a property in Denbigh there may be a number of restrictions preventing external alterations to the property. Is this right?
There are a number of properties in Denbigh which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Denbigh should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can you help - my lawyer says that breach of easement insurance is necessary on my purchase. What is the level of cover for Denbigh conveyancing?
The appropriate level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Denbigh solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Denbigh postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Denbigh.
Have purchased a a semi-detached house in Denbigh , how long should it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Denbigh conveyancing solicitor has been painfully slow, so I want to be sure that my purchase is recorded.
As far as conveyancing in Denbigh registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can adjust depending on who lodges the application, whether there are errors and whether the Land registry need to notify any interested parties. As of today approximately 80% of submission are fully addressed within 12 days but some can be subject to longer delays. Registration occurs once the new owner is living at the premises so registration formalities is not always an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.
Due to the advice of my in-laws I had a survey completed on a house in Denbigh prior to instructing conveyancers. I have been advised that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies may not issue a mortgage on a flying freehold house.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. If you e-mail us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Denbigh. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Denbigh to see if the conveyancing costs will increase in light of this.