We are purchasing a flat and require a conveyancing solicitor in Denbighshire who is on the Coventry BS approved panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Denbighshire.
This question may be naive but I am wet behind the ears as FTB of a ground floor flat in Denbighshire. Do I receive the keys to the premises on completion from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in Denbighshire?
On the day of completion you will not be required to attend the conveyancers office in Denbighshire. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's lawyers, and once they have received this, you will be called to collect the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
I have decided to exercise my right to buy my property in Denbighshire off the council. I have a mortgage offer with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
Coventry BS have agreed my mortgage in principle, my offer on a apartment in Denbighshire has been accepted, what happens next?
The property agent will wish to know who your solicitors are (be sure the lawyers are on the bank’s panel). Telephone Coventry BS or your financial adviser and finish off any relevant forms. Coventry BS will instruct a valuer who will get in touch with the estate agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Coventry BS will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Denbighshire.
Will my conveyancer be asking questions about flooding as part of the conveyancing in Denbighshire.
Flooding is a growing risk for conveyancers dealing with homes in Denbighshire. There are those who acquire a property in Denbighshire, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, however there are a number of searches that may be undertaken by the purchaser or on a buyer’s behalf which can figure out the risks in Denbighshire. The conventional set of completed inquiry forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to find out whether the property has ever been flooded. If the property has been flooded in past which is not revealed by the seller, then a purchaser could commence a compensation claim as a result of such an incorrect answer. A buyer’s conveyancers should also commission an enviro report. This will higlight whether there is any known flood risk. If so, more detailed inquiries will need to be conducted.
I'm buying my first flat in Denbighshire benefiting from help to buy. The sellers refused to move on the price so I negotiated 6k of additionals instead. The property agent advised me not disclose to my solicitor about the extras as it may affect my mortgage with Bank of Ireland. Do I keep my lawyer in the dark?.
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 have been on the look out for a ground for flat up to £235,500 and identified one near me in Denbighshire I like with a park and transport links nearby, the downside is that it only has 51 remaining years left on the lease. There is not much else in Denbighshire for this price, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a home loan the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.
Whilst your website is a good idea there are many lawyers listed near Denbighshire being on the bank conveyancing panel. Can you recommend a specific firm on the conveyancing panel for our lender?
We do not recommend specific Denbighshire firms as the right Denbighshire conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Denbighshire knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..