Recently contacted my conveyancing lawyer in Denbigh who conducted the legals two years ago requesting a conveyancing estimate based on an identical type of house sale & purchase (a leasehold premises and a freehold property) of similar values with a loan from Chelsea Building Society. It looks as though am now being quoted double. Should I look for a cheaper internet firm of conveyancing solicitor?
The quote is slightly on the expensive side. If you are happy to expend time comparing quotes you could decrease the fees marginally by perhaps a hundred pounds. That being said, if you were pleased with the assistance the firm offered you mightcome to rue choosing an an untested solicitor. Remember to ensure the solicitor can represent Chelsea Building Society. You can utilise our search tool to find a Denbigh conveyancing firm on the Chelsea Building Society approved list of lawyers, which can often include conveyancing solicitors in Denbigh.
Our conveyancer has uncovered a defect with the lease for the flat we are purchasing in Denbigh. The other side have suggested defective title insurance as a workaround. We are content with insurance and will cover the costs. Our property lawyer has advised that he must check that the lender is content with this solution. Are we the client or is the mortgage company ?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements. 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.
Are there restrictive covenants that are commonly identified as part of conveyancing in Denbigh?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Denbigh. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am purchasing a new build house in Denbigh benefiting from help to buy. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not to tell my conveyancer about this deal as it may jeopardize my mortgage with Aldermore. 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.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Denbigh is the location of the property. Is there any advice you can impart?
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 decide 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 cousin has suggested that I instruct his lawyers for conveyancing in Denbigh. Should I choose my own conveyancer?
Much as we are happy to recommend a Denbigh conveyancing lawyer the ideal way to select a conveyancing lawyer is to have guidance from friends or family who have used the firm that you are considering.