Will my conveyancing lawyers need to check that the building insurance when buying a house in Denbigh. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 17/8/2025, the requirements read as follows :
Despite weeks of looking the Title Certificate and documents to my property are lost. The conveyancers who handled the conveyancing in Denbigh 10 years ago no longer exist. What do I do?
Gone are the days when you need to have the physical original deeds to prove you are the owner of your registered land or premises, as the Land Registry hold details of all registered land or property electronically.
How does conveyancing in Denbigh differ for newly converted properties?
Most buyers of new build or newly converted property in Denbigh contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is constructed. This is because developers in Denbigh tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Denbigh or who has acted in the same development.
Given that I will soon spend over three hundred thousand on a two bedroom apartment in Denbigh I wish to have a conversation with the solicitor about myhouse move prior to appointing the firm. Can this be arranged?
We could not agree more - we would be delighted to talk to you we do not take any clients on without you speaking to the conveyancer who will be doing your conveyancing in Denbigh.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter number. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Denbigh should be the amount on the final invoice that you are charged.
I am looking at a couple of flats in Denbigh both have about fifty years remaining on the lease term. Do I need to be concerned?
There are no two ways about it. A leasehold apartment in Denbigh is a wasting asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it adversely affects the salability of the premises. For most buyers and lenders, leases with under eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Denbigh conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I inherited a 1st floor flat in Denbigh, conveyancing having been completed December 1995. How much will my lease extension cost? Equivalent properties in Denbigh with over 90 years remaining are worth £207,000. The ground rent is £60 charged once a year. The lease ceases on 21st October 2082
With 57 years left to run the likely cost is going to range between £28,500 and £33,000 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.