A friend advised me that where I am purchasing in Denbighshire I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Denbighshire conveyancing searches. It is not a small document of about 40 pages, listing and setting out important information about Denbighshire around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Denbighshire Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data concerning Denbighshire.
I used Stirling Law a few years past for my conveyancing in Denbighshire. Now, I need my files but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Denbighshire of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying my first flat in Denbighshire with the aid of help to buy. The sellers would not move on the price so I negotiated £7000 of extras instead. The property agent told me not disclose to my lawyer about the side-deal as it may put at risk my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I opted to have a survey carried out on a property in Denbighshire before appointing solicitors. I have been told that there is a flying freehold element to the house. My surveyor advised that some mortgage companies may not issue a mortgage on this type of home.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. If you e-mail us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Denbighshire. Conveyancing will be smoother if you use a solicitor in Denbighshire especially if they are accustomed to such properties in Denbighshire.
We're novice buyers - had an offer accepted, yet the agent has warned us that the vendor will only issue a contract if we instruct the agent's preferred conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a family conveyancer accustomed to conveyancing in Denbighshire
We suspect that the owner is unaware of this requirement. Should the owner want ‘a quick sale', taking such a hostile approach to a motivated buyer is likely to cause more damage than good. Contact the sellers directly and make the point that (a)you are serious buyers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)but you will continue to use your own,trusted Denbighshire conveyancing firm - not the ones that will give the negotiator at the agency a commission or meet his conveyancing figures pre-set by HQ.
There are only 68 years left on my flat in Denbighshire. I now wish to get lease extension but my freeholder is absent. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to demonstrate that you have made all reasonable attempts to locate the freeholder. On the whole a specialist may be helpful to try and locate and prepare a report which can be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor in relation to investigating the landlord’s disappearance and the vesting order request to the County Court covering Denbighshire.
Denbighshire Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing
-
What is the yearly maintenance fee and ground rent? The best form of lease arrangement is a share of the freehold. In this situation the lessees enjoy control and even though a managing agent is frequently employed where the building is larger than a house conversion, the managing agent acts for the leaseholders themselves. Where a Denbighshire lease has less than eighty years it will have adverse implications on the value of the property. Check with your mortgage company that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of what this will be. For most Denbighshirelease extensions you will be be obliged to have been the owner of the property for a couple of years in order to be eligible to exercise a lease extension.