We are purchasing a newly built duplex in Denbighshire and my lawyer is advising me that she has to the lender to reveal incentives from the builder. I am under pressure to exchange contracts and I would rather not delay matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We are planning to move house in January. Does my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you suggest a removal company in Denbighshire. Conveyancing firm was organised prior to coming across this page.
On the afternoon of completion you can collect the house keys from your property agent however this can only take place once the vendors conveyancers advise the agent that they have the completion monies and the keys can be released. After that you can advise the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can assist you in locating a conveyancing in Denbighshire or a solicitor that specialises in conveyancing in Denbighshire.
I recently had an offer accepted on an apartment in Denbighshire. My mortgage broker recommended their conveyancers. I paid an advanced payment of £175. A couple of days later, the solicitor called me to say that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Denbighshire solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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. You may wish to consider appointing your own Denbighshire surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
What can a local search reveal concerning the house I am purchasing in Denbighshire?
Denbighshire conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations such as Searchflow The local search is essential in every Denbighshire conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
I purchased a terraced Edwardian house in Denbighshire. Conveyancing solicitor acted for me and Lloyds TSB Bank. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the exact same address. Is it worth asking Lloyds TSB Bank to clarify?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Denbighshire and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing practitioner who conducted the conveyancing.
I am purchasing my first flat in Denbighshire with a mortgage from Virgin Money. The builders would not reduce the amount so I negotiated 6k of extras instead. The house builders rep told me not reveal to my lawyer about this side-deal as it could affect my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
There are a number of properties in Denbighshire on unadopted roads. I am purchasing such a house. Are there any benefits to buying a property on a private road?
Denbighshire conveyancing practices are familiar with conveyancing propertieson private. The conveyancing practitioner should review the title to find any rights or responsibilities. It is possible that there is a residents association that residents make annual payments for the upkeep of the road. Where there is one, the road will likely be maintained and look nicer than publicly maintained.