I am purchasing a house mortgage free in Denbighshire. I have been residing for the previous dozen years in Denbighshire. Conveyancing searches are expensive. Given that I know the area and road intimately must I have all the conveyancing searches?
If you not getting a mortgage, then almost all of the Denbighshire conveyancing searches are non-obligatory. Your lawyer will try and steer you, perhaps strongly, that you should have searches done, but he is duty bound to do this. One thing to consider; if you are likely to sell the house one day, it may be of importance to your prospective buyer what the searches contain. On occasion premises with no practical issues can still throw up unexpected search results. A competent conveyancing solicitor in Denbighshire should provide you some helpful guidance here.
If you had a top tip for selecting a conveyancing solicitor in Denbighshire what would it be?
It would be unwise to be swayed by the lowest Denbighshire conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
A relative informed me that in purchasing a property in Denbighshire there could be various restrictions as to what one can do in terms of external alterations to a property. Is this right?
We are aware of a number of properties in Denbighshire which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Denbighshire should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
After weeks of negotiation I have agreed a price on an apartment in Denbighshire. My financial adviser recommended their conveyancers. I paid an on account payment of £225. A few days later, the lawyer called me sheepishly admitting that they were not on the UBS 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 UBS 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.
My wife and I are downsizing from our home in Denbighshire and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Denbighshire conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed an internet conveyancing outfit as opposed to a conveyancing solicitor in Denbighshire. Having lived in Denbighshire for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must 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 illness)
Are there restrictive covenants that are commonly picked up during conveyancing in Denbighshire?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Denbighshire. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
What does commercial conveyancing in Denbighshire cover?
Denbighshire conveyancing for business premises covers a broad range of guidance, supplied by qualified solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
My wife and I have agreed a price on a Denbighshire house left to us 5 years ago in 2009. I have over a decades worth of conveyancing knowledge and, now retired, intend to do my own legal work. The buyer's solicitor has informed me that their mortgage company will not allow you to do your own conveyancing insisting the funds to be transferred to a solicitor's bank account.
Mortgage instructions to solicitors from all CML members specify that If the seller does not have legal representation the borrower's lawyers should check whether the bank needs to be told so that a decision can be reached as to whether they are prepared to progress.