Can the conveyancing practitioners identified via your search tool execute auction conveyancing in Denbigh?
We know of a number of niche lawyers we can put you in touch with those who can conduct auction conveyancing. Denbigh is just one of our locations in which our lawyers have offices.
We previously chose conveyancers located in Denbigh on the UBS solicitor approved list. They are now charging me a supplemental amount for handling the UBS mortgage. Is this a supplemental conveyancing fee set by UBS?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner can charge a fee for this. The fee is not set by UBS but by your Denbigh conveyancing practitioner. Plenty of firms on the UBS panel will quote ’dealing with mortgage’ fee and others do not.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Denbigh property lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
Aldermore have agreed my mortgage in principle, my offer on a apartment in Denbigh has been agreed to, now what?
The property agent will want to know who your solicitors are (ensure that the conveyancing practitioners are on the lender’s approved list). Telephone Aldermore or your broker and finalise any appropriate documentation. Aldermore will instruct a valuer who will get in touch with the estate agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Aldermore will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Denbigh.
My partner and I are close to exchanging contracts on the sale of our home in Denbigh and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any high street Denbigh lawyer would know that there is no such problem. It does beg the question why the purchasers are using a web based conveyancing firm rather than a conveyancing solicitor in Denbigh. Having lived in Denbigh for many years we know that this is a non issue. Do we contact our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You need to 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 health insurance to cover that same illness)
I have justbecome aware that Arc property Solicitors have closed. They conducted my conveyancing in Denbigh for a purchase of a freehold house 10 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?
The quickest way to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Denbigh conveyancing specialists.
I'm buying my first flat in Denbigh with the aid of help to buy. The builders refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not disclose to my solicitor about the extras as it would jeopardize my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Am I better off to appoint a Denbigh conveyancing solicitor in close proximity to the house I am buying? I have an old university friend who can conduct the legal work but his firm is located approximately 350miles drive away.
The primary upside of using a high street Denbigh conveyancing practice is that you can visit the firm to execute documents, deliver your identification documents and pester them where appropriate. They will also have local knowledge which is a bonus. However it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were happy that must trump using an unfamiliar Denbigh conveyancing solicitor solely due to them being based in the area.