I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Denbigh. My lender is Nationwide Building Society
Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 6/9/2024, the requirements read as follows :
My wife and I buying a end of terrace house in Denbigh. Our aim is to convert the garage to an office at the property.Will legal due diligence on the property involve investigations to ascertain if these works are permitted?
Your property lawyer will check the registered title as conveyancing in Denbigh can sometimes identify restrictions in the title documents which restrict categories of works or require the permission of a 3rd party. Many works call for local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
I am purchasing a property in Denbigh. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?
As you are obtaining a mortgage with Coventry BS your lawyer must check the formal requirements set out in Section 2 of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook contains minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Coventry BS where a lease does not comply with these conditions. The specifications relate to the installation of panels on properties nationwide and is not limited to Denbigh.
We expect to receive a DIP from Santander this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Denbigh solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Denbigh solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I am selling our property in Denbigh and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Denbigh conveyancer would know this is not the case. It does beg the question why the buyers instructed a factory type conveyancing practice as opposed to a conveyancing solicitor in Denbigh. Having lived in Denbigh for six years we know that this is a non issue. Do we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You must check with 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 sickness)
I own a terraced Victorian property in Denbigh. Conveyancing lawyer represented me and HSBC Bank. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??
You should assess 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Denbigh and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing lawyer who conducted the work.
I have been on the look out for a ground for flat up to £195,000 and identified one round the corner in Denbigh I like with a park and station nearby, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Denbigh suitable, so just wondered if I would be making a mistake buying a short lease?
If you need a mortgage that many years will be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.
In my capacity as executor for the will of my grandmother I am selling a house in Swansea but I am based in Denbigh. My solicitor (who is 300 kilometers awayrequires that I execute a stat dec ahead of completion. Could you suggest a conveyancing practitioner in Denbigh who can attest and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are based in Denbigh