My IFA has asked me for my Denbigh lawyer’ panel member for the Santander conveyancing panel. How do I obtain this. I have contacted my local Denbigh branch but they cant find it on their system.
The sensible thing to do is ask for this information from your Denbigh conveyancing practitioner . Most Denbigh law practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
Our solicitor has uncovered a a legal deficiency with the lease for the property we are buying in Denbigh. The seller’s lawyers have put forward title insurance as a solution. We are happy with insurance and will pay for it. Our property lawyer says that he must ensure that the bank is happy with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
At what point will exchange of contracts take place for purchase conveyancing in Denbigh and am I required to be at the lawyers branch?
If you are in close proximity to one of the conveyancing solicitors in Denbigh you are welcome to come in to sign documents. However, the firms we recommend provide countrywide coverage for conveyancing and provide just as comprehensive and professional a job for you when dealing with you digitally. The signing of the property agreement is not when everything is set in stone. A signed contract simply enables the solicitor to exchange contracts at the suitable time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Denbigh)to be in the office available at the end of the phone to exchange contracts.
Is there a search tool that I can utilise to investigate if the solicitor carrying out my conveyancing in Denbigh is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Halifax thus paying £175.00 in further legal invoice.
You should take advantage of the find a lender approved solicitor tool on this site. Pick the lender and type ‘Denbigh’ or your preferred area and you will be presented with a number of lawyer offices in Denbigh or near you.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Denbigh is the location of the property. Can you offer any guidance?
Flying freeholds in Denbigh are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Denbigh you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Denbigh may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My sister purchased her house in Denbigh Six years ago. She has since got married, divorced and in recent months got remarried. She intends to market the property next summer. I suspect that she will just be asked to provide a copy of the marriage papers to the conveyancing practitioner however she is concerned it could hold up the sale of the property. Is it worth updating the land title details for the house?
You are not required to bring up to date the title for the property providing you have the proof needed to show how the name change has come about.
The purchaser’s conveyancing practitioner should check the title details and require evidence by way of proof of the name change e.g. marriage certificates.