I have just been advised by my mortgage broker that my Denbighshire lawyer is not on the mortgage company Solicitor panel. How can I be certain if this is indeed the case?
The first thing you need to do is to contact your Denbighshire lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may be able to suggest a Denbighshire conveyancing firm that is on the conveyancing panel for your bank.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Denbighshire. My lender is Chelsea Building Society
Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 31/1/2026, the requirements read as follows :
We are close to exchanging contracts on the sale of our house in Denbighshire and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the buyers used a web based conveyancing practice as opposed to a conveyancing solicitor in Denbighshire. We have lived in Denbighshire for three years we know of no issue. Should we get in touch with our local Authority to obtain clarification need.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
It has been 3 months following my purchase conveyancing in Denbighshire concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Denbighshire is the location of the property. Can you offer any opinion?
Flying freeholds in Denbighshire are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Denbighshire you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Denbighshire may decide 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 premises.
Am I right to be concerned by brokers that I am dealing with are encouraging me to use a web based conveyancing firm rather than a local Denbighshire conveyancing firm?
As is the case with many professional services, often input from family and friends can be very helpful. Nevertheless there are many players in a conveyancing deal; estate agents, mortgage brokers and banks may suggest lawyers to instruct. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but occasionally there behind the scenes financial incentive behind the endorsement. You are at liberty to select your own conveyancer. Don't forget that the majority of banks operate an approved list of solicitors you have to use for the mortgage related work in your home move.