We are buying a flat in Denbighshire. It might be a silly question but how we can trust a lawyer? On completion day we have to send our life savings into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Denbighshire lawyer on the Principality panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Denbighshire building society branch on a couple of occasions and was told it wasn't a problem and they would lend. My Denbighshire conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they would not lend in accordance with their published requirements. Who do I believe?
As long as the solicitor is on the bank panel, they must comply with the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am downsizing from our property in Denbighshire and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Denbighshire conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an internet conveyancing firm as opposed to a conveyancing solicitor in Denbighshire. Having lived in Denbighshire for six years we know of no issue. Do we contact our local Authority to get clarification need.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? 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 life insurance to cover that same illness)
Me and my brother purchased a renovated Edwardian property in Denbighshire. Conveyancing lawyer acted for me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register as there may be 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 locations in 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 lenders. You can also enquire as to the situation with the conveyancing practitioner who completed the work.
I am purchasing a new build house in Denbighshire with a mortgage from Alliance & Leicester . The developers would not budge the price so I negotiated £7000 of extras instead. The house builders rep suggested that I not to tell my lawyer about this extras as it may jeopardize my mortgage with the lender. 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.
Should I be wary that brokers that I am dealing with are encouraging me to use a web based conveyancing firm rather than a local Denbighshire conveyancing practice?
As is the case with lots of professional services, often recommendations from relatives can be worth their weight in gold. Yet there are lots of parties with a keen interest in a conveyancing matter; estate agents, financial adviser and lenders may suggest solicitors to instruct. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You are at liberty to select your preferred lawyer. You need to be aware that many banks have an approved list of law firms you have to use for the lender aspect of your house move.
I've found a house that appears to tick a lot of boxes, at a reasonable price which is making it more attractive. I have since discovered that it's a leasehold as opposed to freehold. I would have thought that there are issues buying a leasehold house in Denbighshire. Conveyancing lawyers have not yet been instructed. Will they explain the issues?
Most houses in Denbighshire are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area can help the conveyancing process. We note that you are buying in Denbighshire in which case you should be shopping around for a Denbighshire conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as requiring the landlord’spermission to conduct changes to the property. You may also be required to pay a contribution towards the upkeep of the communal areas where the house is part of an estate. Your solicitor will appraise you on the various issues.