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Conveyancing in Denbigh : Keep it Local

Reasons to use our Denbigh conveyancing solicitors

  • 1 Personal touch together with a wealth of expertise are key benefits that you should value when selecting conveyancing solicitors. Denbigh home moves can be made significantly more stressful as a result of lack of transparency between all the parties. The lawyers we work with strive to make sure that communication channels are open and act on arising issues and developments quickly.
  • 2 Denbigh solicitors have a significant advantage when it comes to Denbigh conveyancing as they have important local knowledge of local authority requirements, planning policies and other issues that can impact your home move
  • 3 We are the UKs most comprehensive residential conveyancing directory listing lender approved property lawyers conducting conveyancing in Denbigh governed by the SRA or Council of Licensed Conveyancers.
  • 4 On the balance of probabilities the the lawyers for the other party have offices in Denbigh - if so sets of solicitors will be less confrontational
  • 5 Solicitors accustomed to conveyancing in Denbigh regularly deal withlocal issues specific to Denbigh and therefore you may benefit from better guidance and expeditious conveyancing.

Examples of recent conveyancing in Denbigh since July 2021*

Disposal

of terraced residence, Brynffynnon Terrace, LL16 3LN completing on 06/08/2021 at a price of £76,100. The legal transfer of property included amongst the various tasks: sending conveyancing papers to buyers representatives, taking formal instructions from and updating the seller client, preparing statement detailing charges

Transfer

of terraced residence, Ael Y Bryn, LL16 3LD completing on 29/07/2021 at a price of £134,000. The legal transfer of property incorporates some of the following tasks: sending conveyancing papers to buyers representatives, sending the transfer to the seller for signature in preparation for completion, ordering official copies of the title

Transfer

of semi property, Parc Y Llan, LL16 5AS completing on 29/07/2021 at a price of £174,000. The conveyancing process incorporates some of the following tasks: drafting the sale agreement and Transfer, sending conveyancing papers to buyers representatives, agreeing completion date with parties

Transfer

of detached residence premises, Bro Lleweni, LL16 4BQ completing on 13/08/2021 at a price of £315,000. The conveyancing process included amongst the various tasks: drafting the sale agreement and Transfer, sending the transfer to the seller for execution in readiness for completion, sending title deeds and executed transfer to purchaser’s lawyers

Recently asked questions about conveyancing in Denbigh

What is your number one tip for finding a conveyancing solicitor in Denbigh

It would be unwise to be tempted by the lowest Denbigh conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

is it true that all Denbigh solicitor firms on the Nottingham conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the Nottingham approved list of solicitors they would need to be overseen by the SRA. Many mortgage companies do list licenced conveyancers on their panel in which case such firms would be overseen by the CLC.

I currently have a mortgage with Lloyds for my property in Denbigh. Conveyancing has been completed months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Lloyds?

Your original mortgage agreement with Lloyds will provide that you need their approval prior to letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel solicitor.

I am downsizing from our property in Denbigh and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers are using an internet conveyancing practice rather than a conveyancing solicitor in Denbigh. Having lived in Denbigh for three years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification that there is no issue.

It sounds as though you may have a conveyancing firm 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 illness)

I am purchasing my first flat in Denbigh with a loan from Chelsea Building Society. The builders refused to reduce the amount so I negotiated £7000 of additionals instead. The house builders rep suggested that I not reveal to my solicitor about the side-deal as it will put at risk my loan with the lender. Should I keep quiet?.

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.

Taking into account that I am about to spend hundreds of thousands of pounds on a terraced house in Denbigh I would like to have a conversation with the lawyer regarding thehouse move ahead of instructing the firm. Can this be arranged?

Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer due to be carrying out your property ownership legalities in Denbigh.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Denbigh should be the figure that you are charged.

I am using a search engine for the words on line conveyancing in Denbigh it reveals numerous property lawyerslocally. With so much choice what is the best way to find the suitable property lawyer for purchase transaction?

The ideal way of finding the right conveyancer is through a personal recommendation, so seek the guidance of friends and those you trust who have bought a property in Denbigh or the local estate agent or financial adviser. Fees for conveyancing in Denbigh differ, so it's sensible to secure at least three quotes from varying types of companies. Dont forget to clarify that the fees are fixed.

I am employed by a busy estate agency in Denbigh where we see a few leasehold sales put at risk due to short leases. I have been given contradictory information from local Denbigh conveyancing solicitors. Can you clarify whether the seller of a flat can instigate the lease extension formalities for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I inherited a split level flat in Denbigh, conveyancing formalities finalised 4 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Denbigh with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 yearly. The lease finishes on 21st October 2074

With only 53 years remaining on your lease the likely cost is going to range between £27,600 and £31,800 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.

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Residential Landlord and Tenant Conveyancing solicitors in Denbigh

The firms listed below are a non-comprehensive list of solicitors in Denbigh with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This will likely include advice on service charge disputes and the right to manage

  • Swayne Johnson Limited, 2 Hall Square, Denbigh, Denbighshire, LL16 3PA
  • J M Lynn Davies, Perth Y Rhos, Ystrad Road, Denbigh, Conwy, LL16 3HE
  • Mackenzie Jones Solicitors Limited, Unit 26, Ffordd Richard Davies, St. Asaph Business Park, St. Asaph, Denbighshire, LL17 0LJ
  • Jos John Owens Solicitors, Unit 13, Ffordd Richard Davies, St Asaph Business Park, St. Asaph, Denbighshire, LL17 0LJ

Commercial Conveyancing solicitors in Denbigh regulated by the SRA

The list below is a non-comprehensive list of solicitors in Denbigh practicing in commercial conveyancing in Denbigh. This will likely include advice on granting a lease to a commercial tenant
  • Swayne Johnson Limited, 2 Hall Square, Denbigh, Denbighshire, LL16 3PA
  • J M Lynn Davies, Perth Y Rhos, Ystrad Road, Denbigh, Conwy, LL16 3HE
  • Mackenzie Jones Solicitors Limited, Unit 26, Ffordd Richard Davies, St. Asaph Business Park, St. Asaph, Denbighshire, LL17 0LJ

Whether you are going through a divorce or breakup or simply wish to transfer your property to someone else, transfer of equity conveyancing in Denbigh has some of the following tasks:

  • Obtaining instructions from the appropriate parties
  • Collating the documents evidencing the title to the property
  • Following instructions from the lender (where appropriate)
  • Agreeing the terms of the transaction
  • Drawing up Transfer or approving draft Transfer
  • Negotiating adjustments to the draft Transfer
  • Corresponding with parties concerning the Transfer
  • Agreeing and preparing for completion
  • Receiving and transferring monies to relevant parties
  • Preparing and submitting to HM Revenue and Customs the correct stamp duty forms and payment
  • Dealing with the registration procedures for the change in ownership and the mortgage (if appropriate) at the Land Registry.

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.