I am nearing exchange of contracts for my flat in Denbighshire and the estate agent has just called to warn that the purchasers are changing their property lawyer. The excuse is that the mortgage company will only engage with property lawyers on their conveyancing panel. On what basis would a major mortgage company only work with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Denbighshire ?
Mortgage companies have always had panels of law firms that can represent them, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Mortgage companies point to the increase in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.
We are purchasing a property and require a conveyancing solicitor in Denbighshire who is on the Aldermore approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Aldermore . We don't recommend any particular firms conducting conveyancing in Denbighshire.
My business partner and I are hoping to take an assignment of a lease of a shop on a shopping parade. Can you recommend conveyancers offering competitive fees for commercial conveyancing in Denbighshire for below 1500k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Denbighshire, including the sale and acquisition of businesses as well as simply property. Whether you are looking to purchase or dispose of a shop, pub, restaurant, office, retail unit or a whole business we will find you the right firm. As for the costs these will vary based on the structure and heads of terms of the deal. Let us have your details or email so as to enable us to furnish you with a fixed commercial conveyancing quote.
My uncle has suggested that I appoint his lawyers for conveyancing in Denbighshire. Should I use them?
There are no two ways about it it’s preferable to choose a conveyancing practitioner is to get feedback from friends or relatives who have actually used the conveyancer that you are considering.
I own a leasehold house in Denbighshire. Conveyancing and Chelsea Building Society mortgage organised. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Denbighshire who acted for me is not around. Any advice?
First contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. You do not need to instruct a Denbighshire conveyancing practitioner to do this as it can be done on-line for £3. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a garden flat in Denbighshire, conveyancing formalities finalised 10 years ago. How much will my lease extension cost? Corresponding flats in Denbighshire with a long lease are worth £216,000. The ground rent is £50 per annum. The lease ends on 21st October 2094
With only 69 years left to run the likely cost is going to range between £9,500 and £11,000 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
My aim is to purchase a garden maisonette in Denbighshire. Conveyancing solicitor has been awaiting, from the owner, building insurance schedule. This afternoon I was advised that the owner needs to forward the insurance paperwork for the flat above in addition. Why does my lawyer need to check the insurance for the other flat? Is it strictly required? We have been stalled for the last month…
It is not unheard of in leasehold conveyancing in Denbighshire to discover Conveyancing in Denbighshire in a minority of cases reveals that the lease requires the leasehold owners to insure their individual flats as opposed to the landlord insuring the complete premises - which is definitely better. You should check with your conveyancing practitioner but it would seem that your conveyancer is looking to establish that the complete building is insured. Insuring a ground floor apartment is no help when it comes to rebuilding after a fire if the other flat cannot be rebuilt as a result of lack of insurance cover.