I am expecting a mortgage with Lloyds. I intend to enlist the help of a Licensed Conveyancer in Denbighshire. Does the Lloyds Conveyancing panel allow for Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
I have given 8 weeks notice to my current landlord and have to be out of my rented flat in Denbighshire by 21/1/2026. Conveyancing for my house purchase has just started. How realistic is it to complete in 4 weeks as I wish to avoid having to find temporary accommodation?
It is unwise to serve notice on a rental until you have exchanged. If you have not already done so, update to your lawyer and request that they seek the assistance the sellers side, try to an acceptable time-line that all parties will aim to achieve
Me and my brother purchased a semi-detached Georgian property in Denbighshire. Conveyancing solicitor acted for me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold with the exact same address. Is it worth asking Godiva Mortgages Ltd to clarify?
You should read the Freehold register you have again and check the Charges Register for 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 areas of 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 check the situation with your conveyancing solicitor who carried out the work.
I'm purchasing a new build house in Denbighshire with a mortgage from Clydesdale. The sellers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The sale representative told me not disclose to my lawyer about the extras as it will adversely affect my loan with Clydesdale. 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've recently bought a leasehold house in Denbighshire. Am I liable to pay service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the registered owner of a leasehold flat in Denbighshire, conveyancing was carried out February 2011. How much will my lease extension cost? Corresponding properties in Denbighshire with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ends on 21st October 2093
With just 68 years unexpired the likely cost is going to range between £9,500 and £11,000 plus legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.
How do I find the right lawyer for my conveyancing in Denbighshire ?
First ask the people you trust who they would recommend. Second, look on the internet for conveyancing in Denbighshire. Phone a couple or more firms from the list and request that they email you their conveyancing quote and speak to the lawyer who will conduct your conveyancing before you make your decision. Third is to use this site to assist you in finding the right lawyers taking into account your unique requirements including location,speed, complexity and who the proposed lender is.Avoid the trap of appointing lowest cost conveyancing solicitors in Denbighshire