We note that you have a post code search directory listing firms on the Lloyds conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Denbigh?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Denbigh.
Do I have to attend the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Denbigh so that I can attend their offices when needed.
Whereas this was necessary 12 years ago, almost all lenders no longer oblige their conveyancing panel lawyer to witness the mortgagors signature. You will still be obliged to hand over identification documents and there are still distinct advantages to instructing a local practitioner, in your situation a conveyancing solicitor in Denbigh.
We had appointed conveyancers based in Denbigh on the Yorkshire BS solicitor approved list. They have just billed me a supplemental charge for handling the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer can levy a fee for this. This charge is not dictated by Yorkshire BS but by your Denbigh lawyer. Numerous firms on the Yorkshire BS panel will charge ’dealing with mortgage’ fee and others do not.
I recently had an offer accepted on a house in Denbigh. My mortgage broker suggested a solicitor. I paid an on account payment of £175. A few days later, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I had an offer accepted on an apartment in Denbigh on 9/5/2022, valuation was booked 4 days later, received a clean bill of health. Conveyancer appointed, so all that was missing was my mortgage offer. Having made daily calls to Co-operative and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Co-operative conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have a semi-detached Georgian property in Denbigh. Conveyancing solicitor represented me and Yorkshire Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the exact same address. Is it worth asking Yorkshire Building Society to clarify?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Denbigh and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing lawyer who carried out the work.
What makes your site different to other web based conveyancing brokers when it comes to conveyancing in Denbigh?
At this site receive a conveyancing quote from a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Denbigh. Unlike many estate agents and many comparison sites we are not in the business of charging firms a commission if you choose them for your property ownership legalities in Denbigh
My uncle has urged me to instruct his conveyancing solicitors in Denbigh. Should I use them?
Much as we are happy to recommend a Denbigh conveyancing lawyer the best way to find a conveyancing solicitor is to have referrals from friends or relatives who have actually used the conveyancer that you are are thinking of instructing.